| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Good |
| Demographics | 49th | Fair |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1760 Culver Ct, Amelia, OH, 45102, US |
| Region / Metro | Amelia |
| Year of Construction | 1979 |
| Units | 36 |
| Transaction Date | 2004-04-26 |
| Transaction Price | $3,742,200 |
| Buyer | CROWN CROSSING LLC |
| Seller | A R III LTD |
1760 Culver Ct, Amelia OH — 36-Unit Suburban Value-Add
According to WDSuite’s CRE market data, neighborhood occupancy is above the metro median, pointing to steady renter demand for a professionally managed, mid-sized asset in Cincinnati’s inner suburbs. Built in 1979, the property’s vintage suggests potential renovation upside alongside operational efficiencies.
This inner-suburban Amelia location ranks 87 out of 611 Cincinnati metro neighborhoods (A rating), placing it in the top quartile nationally for overall neighborhood quality. Amenity access is competitive for a suburban setting, with groceries, pharmacies, parks, and everyday services present at levels that compare favorably to many peer submarkets. These convenience factors support resident retention and leasing velocity for multifamily assets.
Neighborhood occupancy stands in the above metro median tier (rank 274 of 611; 95.4% at the neighborhood level), which, based on CRE market data from WDSuite, is consistent with stable absorption and limited downtime between turns. The neighborhood’s renter-occupied share is elevated relative to many suburbs (41.1%; high national percentile), indicating a deeper tenant pool for workforce and mid-market product types. Median rents in the area track below many coastal markets, which can aid leasing, while still leaving room for measured rent growth as units are modernized.
Within a 3-mile radius, population and household counts have expanded and are projected to continue growing through the next planning period. Forecasts indicate a larger household base and slightly smaller average household sizes, which generally expands the renter pool and can support occupancy stability. Rising incomes in the 3-mile trade area improve tenant quality while enabling thoughtful upgrades without overextending affordability.
Home values in the neighborhood sit below national midpoints, creating a more accessible ownership market than in high-cost metros. For investors, this means rental housing competes with attainable ownership, putting a premium on well-executed renovations, amenities, and management to sustain pricing power and lease retention. The 1979 construction vintage is older than the neighborhood average year built (1991), highlighting both capital planning needs and value-add potential to differentiate versus dated nearby stock.
Safety indicators for the neighborhood are mixed when compared with national and metro benchmarks. The neighborhood’s crime rank sits in the middle of the Cincinnati metro pack (242 out of 611), and national positioning is below the median for safety. Property offense rates have declined year over year, which is a constructive trend, while violent offense measures track closer to national mid-range levels and have shown recent increase.
For investors, these readings suggest prudent emphasis on lighting, access control, and resident engagement. Monitoring trend direction and aligning on-standard security measures can help support retention and protect renovations without overcapitalizing.
Proximity to Cincinnati’s major employers underpins renter demand, offering commutes to energy, financial services, healthcare, and consumer goods offices, including Duke Energy, American Financial Group, Humana, Procter & Gamble, and Western & Southern Financial Group.
- Duke Energy — energy services (16.5 miles)
- American Financial Group — financial services (17.1 miles) — HQ
- Humana — healthcare services (17.1 miles)
- Procter & Gamble — consumer goods (17.1 miles) — HQ
- Western & Southern Financial Group — financial services (17.1 miles) — HQ
The property’s 36-unit scale fits the renter profile of an inner-suburban neighborhood that ranks in the top tier among Cincinnati submarkets for overall quality. Neighborhood occupancy sits above the metro median and renter concentration is high for a suburb, supporting a dependable tenant base. The 1979 vintage points to a straightforward value‑add path—unit interiors, common areas, and building systems—positioning the asset to outperform older, unrenovated comparables while maintaining operational discipline.
Within a 3-mile radius, population and households have been expanding, with further growth forecast, indicating a larger tenant base and support for leasing stability. According to CRE market data from WDSuite, rents and incomes in the area provide room for pragmatic upgrades while maintaining attention to affordability and retention. Ownership costs are relatively accessible versus high-cost metros, so competitive positioning and amenity execution will be important to sustain pricing power.
- Above-median neighborhood occupancy supports stable cash flow and lower downtime
- Strong inner-suburban fundamentals with a deep renter base for mid-market product
- 1979 vintage enables value-add via interior upgrades and systems modernization
- 3-mile population and household growth expand the tenant pool, aiding lease-up and retention
- Risks: mid-pack safety metrics and competition from attainable ownership require disciplined operations and amenities