| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 54th | Fair |
| Amenities | 23rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 22 Amelia Olive Branch Rd, Amelia, OH, 45102, US |
| Region / Metro | Amelia |
| Year of Construction | 1981 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
22 Amelia Olive Branch Rd, Amelia OH Multifamily Value-Add
Neighborhood occupancy is exceptionally tight and household growth in the surrounding area points to durable renter demand, according to WDSuite’s CRE market data. For investors, the opportunity centers on stable leasing fundamentals with potential to enhance an older 1981 asset.
This Inner Suburb location in the Cincinnati metro scores a B+ neighborhood rating and shows very strong neighborhood occupancy conditions relative to peers. The neighborhood’s occupancy ranks 1 out of 611 metro neighborhoods (top quartile nationally), signaling limited vacancy at the neighborhood level rather than at this property specifically. That backdrop supports lease stability and reduces downtime risk when units turn.
Amenity access is mixed: cafes and pharmacies are competitive among Cincinnati neighborhoods (both above the metro median, with national standings around the upper-middle percentiles), while grocery and park access are thinner locally. For operations, this typically translates to dependable daily conveniences but fewer destination amenities inside the immediate neighborhood, which can influence marketing and resident retention strategies.
Within a 3-mile radius, demographics show population expansion of roughly 11% since the prior period and a larger household base, with households up about 18% alongside a modest decline in average household size. This combination tends to broaden the tenant base and support occupancy stability for multifamily. Median contract rents in the 3-mile trade area are in the high-$900s with forward growth projected, suggesting headroom for well-executed renovations, while rent-to-income at the neighborhood level sits near 0.14, helping mitigate near-term retention risk.
Tenure indicators point to an owner-leaning neighborhood (about 36.7% renter-occupied at the neighborhood level), but WDSuite’s data show the 3-mile renter share is expected to increase, which implies a gradual expansion of the renter pool. Home values relative to incomes rank in the upper national percentiles for this neighborhood, a high-cost ownership context that can sustain multifamily demand and support pricing power without over-reliance on aggressive concessions.
Schools in the neighborhood score below national averages (around the lower-middle percentiles). For workforce housing, this typically shifts demand drivers toward employment access and value positioning rather than school-driven leasing, and it is worth factoring into unit mix and marketing tactics.
Safety trends are broadly favorable in a regional context. Neighborhood safety sits modestly above the national median (around the 59th percentile), and recent year-over-year estimates indicate meaningful declines in both property and violent offenses, according to WDSuite’s CRE data. These are neighborhood-level indicators, not property-specific.
Within the Cincinnati metro, the neighborhood’s crime standing is competitive among peers and trending better on a year-over-year basis. While conditions can vary by block and over time, the combination of above-median national standing and improving trends supports renter retention and reduces perception risk compared with less stable submarkets.
Proximity to major Cincinnati employers underpins consistent renter demand, with a range of corporate headquarters and financial services employers within roughly 16 miles supporting commute convenience for workforce tenants. The list below reflects key nearby employers that align with this demand base.
- Duke Energy — utilities (15.1 miles)
- Humana — health insurance (15.4 miles)
- Western & Southern Financial Group — financial services (15.5 miles) — HQ
- Procter & Gamble — consumer goods (15.5 miles) — HQ
- American Financial Group — financial services (15.5 miles) — HQ
- HP — technology offices (15.6 miles)
- Fifth Third Bancorp — banking (15.8 miles) — HQ
- Macy's — retail corporate (15.9 miles) — HQ
- Kroger — grocery corporate (16.0 miles) — HQ
22 Amelia Olive Branch Rd offers an 84-unit, 1981-vintage multifamily asset in an Inner Suburb of Cincinnati where neighborhood occupancy is exceptionally tight and 3-mile household counts are expanding. Based on commercial real estate analysis from WDSuite, the neighborhood operates with above-median national safety standing and improving year-over-year crime trends, while a high-cost ownership backdrop supports reliance on rental housing. Relative to a neighborhood average construction year in the mid-1990s, the 1981 vintage positions this asset for value-add through interior updates and systems modernization to strengthen competitive standing.
Demand is anchored by a broadening renter pool, proximity to major employment nodes, and rent-to-income levels that support retention management. Execution risk concentrates around capital planning for an older asset, the owner-leaning tenure mix in the immediate neighborhood, and thinner grocery/park amenity density—factors that can be mitigated by targeted renovations, calibrated rent positioning, and marketing to nearby employment centers.
- Tight neighborhood occupancy and expanding 3-mile household base support leasing stability.
- 1981 vintage provides value-add and systems-upgrade potential versus newer local stock.
- High-cost ownership context sustains renter reliance, aiding pricing power and retention.
- Regional employers within ~16 miles diversify demand across utilities, finance, and consumer goods.
- Risks: older asset capex, owner-leaning tenure, and thinner grocery/park access may temper lease-up speed.