| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Fair |
| Demographics | 31st | Poor |
| Amenities | 18th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2173 State Route 125, Amelia, OH, 45102, US |
| Region / Metro | Amelia |
| Year of Construction | 1984 |
| Units | 25 |
| Transaction Date | 1983-03-01 |
| Transaction Price | $102,000 |
| Buyer | CLERMONT METROPOLITAN |
| Seller | --- |
25-Unit 1984 Amelia, OH Multifamily Investment
Neighborhood occupancy has been steady with a moderate renter base, supporting predictable leasing, according to WDSuite’s CRE market data. Located in a value-oriented pocket of the Cincinnati metro, the asset serves workforce demand with manageable competitive pressure.
Amelia sits on the east side of the Cincinnati, OH-KY-IN metro with a generally rural feel and practical access to daily needs. Amenities are thinner than core urban neighborhoods (food and services are sparser than the metro median), but park access is comparatively stronger versus many areas nationally, adding livability for residents who value open space.
From an investment standpoint, neighborhood rents remain relatively accessible versus income levels, and the rent-to-income ratio trends favorable for retention and lease management. Median home values are moderate for the region, which can introduce some competition from ownership, yet still sustain a meaningful pool of renters.
Tenure patterns indicate a measured renter-occupied share of housing units at the neighborhood level, pointing to a stable—though not oversupplied—tenant base for multifamily. Within a 3-mile radius, demographics show recent softness in population and households but a projected expansion in households and a rising renter share by 2028, which would widen the local tenant base and support occupancy stability. These dynamics align with conservative commercial real estate analysis focused on demand durability and pricing discipline.
Vintage context matters: the area’s average construction year skews late-1970s, so 1980s assets can compete effectively with older stock after targeted updates to interiors, exteriors, and building systems.
Safety trends are near the national middle when compared to neighborhoods across the U.S., and recent momentum is constructive. According to CRE market data from WDSuite, both violent and property offenses have declined year over year in the surrounding neighborhood, indicating improving conditions. As always, investors should underwrite security measures and lighting, and compare incident trends to peer submarkets across the Cincinnati metro.
Proximity to major Cincinnati employment nodes supports commuter demand, with access to corporate offices such as Duke Energy, Western & Southern Financial Group, Procter & Gamble, Humana, and American Financial Group that help underpin leasing stability.
- Duke Energy — utilities corporate offices (18.7 miles)
- Western & Southern Financial Group — insurance & financial services corporate offices (19.3 miles) — HQ
- Procter & Gamble — consumer goods corporate offices (19.3 miles) — HQ
- Humana — health insurance corporate offices (19.3 miles)
- American Financial Group — insurance corporate offices (19.3 miles) — HQ
Built in 1984, this 25-unit asset is somewhat newer than much of the surrounding housing stock, offering a competitive footing against older properties. Targeted CapEx—focused on interiors, common areas, and efficiency upgrades—can enhance positioning without the full scope typically required for pre-1970s buildings. Neighborhood occupancy has held in the low-90s and edged up over the past five years, and, according to CRE market data from WDSuite, rents remain manageable relative to local incomes—supporting retention while allowing measured rent optimization.
Within a 3-mile radius, forecasts point to growth in households and a larger renter pool by 2028, which would expand demand for rental units and support leasing stability. Amenity density is lighter than core Cincinnati submarkets, so resident value often centers on space, parking, and commute convenience to downtown employment clusters.
- 1984 vintage with selective value-add potential relative to older neighborhood stock
- Occupancy stability and favorable rent-to-income dynamics support retention and disciplined pricing
- Employer access to downtown Cincinnati offices underpins commuter renter demand
- 3-mile forecasts indicate more households and a rising renter share by 2028, widening the tenant base
- Risks: thinner amenity base and ownership competition may temper rent growth; underwrite security and CapEx accordingly