| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 44th | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3 Estate Dr, Amelia, OH, 45102, US |
| Region / Metro | Amelia |
| Year of Construction | 1974 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3 Estate Dr Amelia, OH Multifamily Investment
Neighborhood occupancy is strong and has trended higher in recent years, supporting stable cash flow at the asset level according to CRE market data from WDSuite. Relative accessibility of rents versus local ownership costs points to steady renter demand rather than volatility.
Neighborhood and Demand Drivers
Located in an inner-suburb setting of the Cincinnati metro (Amelia, Clermont County), the neighborhood carries a C+ rating and performs above the metro median on several investor-relevant indicators. Neighborhood occupancy is in the top quartile nationally, a favorable backdrop for lease-up and retention, per WDSuite’s CRE market data. Renter-occupied housing accounts for a little over half of neighborhood units, indicating a deep tenant base that supports multifamily demand and ongoing leasing velocity.
Within a 3-mile radius, population and households have expanded over the past five years, and households are projected to grow further over the next five years. This enlarges the renter pool and supports occupancy stability, even as average household size trends down modestly—an investor-relevant shift that can sustain demand for smaller floor plans and diversified unit mixes.
Ownership remains relatively high-cost in context, with neighborhood home values ranking above the national midpoint and value-to-income metrics in a higher national percentile. This environment tends to reinforce renter reliance on multifamily housing, while rent-to-income sits around the national upper-mid range, suggesting manageable affordability pressure that can aid lease retention with disciplined renewal strategies.
Amenity density is limited inside the immediate neighborhood, with few cafes, grocers, parks, or pharmacies within short distances. Investors should underwrite a car-oriented resident profile and highlight proximity to broader retail corridors in marketing, rather than walkable convenience. The property’s 1974 vintage is older than the neighborhood average stock (1990s), creating potential value-add and capital planning opportunities that can enhance competitive positioning versus newer product.
Safety Context
Based on WDSuite’s data, the neighborhood compares around the national average to moderately favorable on safety, with property offenses estimated at a nationally better-than-median level and violent offenses near the national midpoint. Directionally, both categories have declined year over year, which can support resident retention and lower operational disruption.
As with most inner-suburban assets, standard on-site measures (lighting, access control, and visibility) remain prudent. The framing here is at the neighborhood level relative to the Cincinnati region and national benchmarks, not specific blocks.
Employment Base and Commute Access
Proximity to major Cincinnati employers underpins workforce housing demand and commute convenience for residents, notably utilities, health insurance, consumer products, and financial services firms highlighted below.
- Duke Energy — utilities (15.2 miles)
- Humana — health insurance (15.3 miles)
- Procter & Gamble — consumer products (15.4 miles) — HQ
- Western & Southern Financial Group — insurance & financial services (15.4 miles) — HQ
- American Financial Group — insurance (15.5 miles) — HQ
Why Invest
3 Estate Dr offers investors exposure to an inner-suburban Cincinnati neighborhood with top-quartile national occupancy and a sizable renter-occupied housing share, supporting leasing durability and rent collections. Population and households within a 3-mile radius have grown and are projected to continue expanding, pointing to renter pool expansion that supports steady absorption and mitigates vacancy risk. According to CRE market data from WDSuite, neighborhood performance sits above the metro median on key housing fundamentals, while ownership costs remain relatively elevated in context—further supporting multifamily demand.
Built in 1974, the property is older than nearby 1990s-average stock, creating value-add potential through selective renovations and systems upgrades. Investors should budget for capital planning while leveraging a car-oriented resident profile, limited local amenity density, and strong regional employment access to position the asset competitively against newer deliveries.
- Top-quartile neighborhood occupancy supports stable leasing and renewals
- 3-mile population and household growth expands the tenant base and supports absorption
- Elevated ownership costs in context reinforce multifamily demand and pricing power
- 1974 vintage provides value-add and modernization upside with targeted capex
- Risks: limited walkable amenities and potential competition from ownership options; active asset management and resident services can support retention