| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Good |
| Demographics | 64th | Good |
| Amenities | 44th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1381 W Ohio Pike, Amelia, OH, 45102, US |
| Region / Metro | Amelia |
| Year of Construction | 1980 |
| Units | 45 |
| Transaction Date | 1994-06-03 |
| Transaction Price | $900,000 |
| Buyer | --- |
| Seller | --- |
1381 W Ohio Pike, Amelia OH Suburban Multifamily
Neighborhood occupancy is notably tight and renter demand is supported by steady household growth in the surrounding area, according to WDSuite’s CRE market data.
This suburban pocket of the Cincinnati metro is rated A- and ranks 127 out of 611 metro neighborhoods, placing it in the top quartile locally based on WDSuite’s CRE market data. The area skews residential with grocery and pharmacy access near national midranges, while parks and cafes are thinner than urban cores. Average school ratings sit slightly above national medians, which can aid family retention.
At the neighborhood level, occupancy trends are exceptionally tight, underscoring limited available units and supporting leasing stability. Median contract rents track toward the accessible end of the metro spectrum, which can help sustain absorption while offering room for value creation through targeted improvements rather than rate alone.
Tenure data indicate a lower renter concentration within the immediate neighborhood, suggesting an owner-heavy area where professionally managed rentals can capture consistent demand from households preferring multifamily options. Within a 3-mile radius, population and household counts have expanded and are projected to continue growing, pointing to a larger tenant base over time and supporting stable occupancy for well-positioned assets.
Childcare density trends above national norms, and pharmacy and grocery access sit around or modestly above national medians. By contrast, limited park and cafe density may temper lifestyle appeal relative to urban districts. For investors, the balance points to a livable suburban setting with demand drivers tied more to schools, services, and household growth than to entertainment amenities.
Compared with neighborhoods nationwide, this area scores below the national median for safety, and within the Cincinnati metro it sits on the less favorable side of the spectrum (ranked 271 among 611 neighborhoods). That positioning suggests investors should underwrite with conservative assumptions around security measures and loss prevention.
Recent data indicate a year-over-year uptick in both property and violent offenses. While absolute levels remain moderate for many suburban submarkets, monitoring trend direction and coordinating with property management on lighting, access control, and community standards can help protect occupancy stability and retention.
Proximity to major employment nodes supports commuter convenience and renter demand, with access to utilities, healthcare, consumer goods, insurance, and banking employers concentrated within roughly 15–16 miles.
- Duke Energy — utilities (15.0 miles)
- Humana — healthcare services (15.4 miles)
- Western & Southern Financial Group — insurance (15.4 miles) — HQ
- Procter & Gamble — consumer goods (15.4 miles) — HQ
- American Financial Group — insurance (15.5 miles) — HQ
This 45-unit, 1980-vintage asset in Amelia, Ohio benefits from tight neighborhood-level occupancy and a growing 3-mile renter pool, supporting stable leasing fundamentals. Construction predates the area’s average vintage, creating clear value-add and capital planning opportunities to modernize interiors and systems for competitive positioning against newer stock. Based on commercial real estate analysis from WDSuite, household growth and incomes in the surrounding area reinforce demand depth while rent-to-income levels point to manageable affordability pressure and potential for measured rent optimization through upgrades.
The submarket is more owner-heavy immediately around the property, but broader-area demographics indicate expanding households and a gradually rising renter share, which can widen the tenant base over the hold period. Key risks include softer lifestyle amenities versus urban neighborhoods and safety metrics that trail metro and national medians, suggesting prudent underwriting for security and operating contingencies.
- Tight neighborhood occupancy supports leasing stability and retention
- 1980 vintage offers renovation and value-add potential versus newer comps
- Growing 3-mile population and households expand the tenant base over time
- Rent-to-income levels suggest manageable affordability pressure, enabling targeted rent growth
- Risk: below-median safety metrics and thinner lifestyle amenities warrant conservative underwriting