| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 54th | Fair |
| Amenities | 23rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18 Amelia Olive Branch Rd, Amelia, OH, 45102, US |
| Region / Metro | Amelia |
| Year of Construction | 1980 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
18 Amelia Olive Branch Rd Amelia Multifamily Value-Add
Neighborhood occupancy sits at the top of the Cincinnati metro and 3‑mile household growth points to a larger tenant base, according to WDSuite’s CRE market data.
Located in Amelia’s inner-suburban corridor of the Cincinnati metro, the property benefits from a neighborhood rated B+ with occupancy performance that ranks first among 611 metro neighborhoods. That backdrop supports leasing stability even as investors underwrite conservative renewal assumptions.
Amenity access is mixed: cafes and pharmacies are competitive among Cincinnati neighborhoods (both ranked within roughly the top 15%–20% of 611 areas), while parks and full-service grocery options are limited within the immediate neighborhood. This pattern suggests a more car-reliant resident base and positions on-site conveniences and parking as potential differentiators.
For rents and tenure, neighborhood-level median contract rents track below national norms (national percentile in the mid‑20s), which supports relative affordability and can aid retention. Approximately 36.7% of housing units are renter‑occupied, above the metro median, indicating a meaningful renter base to support multifamily demand without overreliance on transient tenants.
Demographic statistics within a 3‑mile radius show population growth over the past five years and a projected increase through 2028, alongside faster household growth and a gradual reduction in average household size. This combination implies a larger tenant base and steady absorption potential for professionally managed apartments. Elevated home values relative to incomes in the neighborhood (value‑to‑income ratio in a higher national percentile) signal a high‑cost ownership market that can reinforce renter reliance on multifamily housing and support pricing power when quality and convenience are delivered.
The average construction year across the neighborhood skews to the mid‑1990s, while the subject’s 1980 vintage is older. For investors, that points to capital planning needs and potential value‑add or modernization upside to compete effectively against newer stock.
Safety trends are mixed but improving. The neighborhood sits around the 59th percentile for safety nationally, indicating comparatively lower crime than many areas across the country. Within the Cincinnati metro, its crime rank suggests higher incident levels than several neighborhoods, so prudent security and lighting standards remain relevant for underwriting and operations.
Momentum is constructive: year‑over‑year estimates indicate meaningful declines in both property offenses (improvement placed in a high national percentile) and violent offenses (also a strong national improvement percentile), according to WDSuite’s market indicators. For investors, this trajectory supports cautious optimism while maintaining conservative expense and loss assumptions.
Proximity to major corporate offices in Cincinnati supports a diversified employment base and commute convenience for renters. Key demand drivers include energy, healthcare, and blue‑chip corporate headquarters listed below.
- Duke Energy — utilities (15.1 miles)
- Humana — healthcare services (15.4 miles)
- Procter & Gamble — consumer goods (15.4 miles) — HQ
- Western & Southern Financial Group — financial services (15.4 miles) — HQ
- American Financial Group — insurance (15.5 miles) — HQ
This 84‑unit, 1980‑vintage asset offers a straightforward value‑add thesis in an inner‑suburban neighborhood where occupancy ranks first among 611 metro neighborhoods. The neighborhood’s renter‑occupied share is above the metro median, supporting depth of demand, while neighborhood‑level rents remain relatively accessible versus national norms—favorable for retention and steady lease‑up. According to CRE market data from WDSuite, the 3‑mile area shows population growth with even larger household growth, pointing to a larger tenant base and support for occupancy stability.
Older vintage relative to the mid‑1990s neighborhood average suggests targeted renovations and systems upgrades can improve competitive positioning against newer stock. Elevated ownership costs in the area reinforce renter reliance on multifamily, while limited nearby grocery and park access make on‑site amenities and parking strategy more impactful. The investment case centers on durable demand, operational execution, and selective capital improvements, with underwriting that respects modest school ratings and balanced safety trends.
- Occupancy leadership in the Cincinnati metro supports leasing stability
- 3‑mile household growth expands the tenant base and supports absorption
- 1980 vintage offers value‑add and CapEx levers versus newer neighborhood stock
- High‑cost ownership context reinforces rental demand and potential pricing power
- Risks: limited nearby grocery/parks, modest school ratings, and the need for prudent security and capital planning