| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 65th | Good |
| Amenities | 46th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3844 State Route 125, Amelia, OH, 45102, US |
| Region / Metro | Amelia |
| Year of Construction | 1996 |
| Units | 48 |
| Transaction Date | 1995-11-03 |
| Transaction Price | $65,000 |
| Buyer | FOX TRAIL APARTMENTS |
| Seller | MIDWESTERN PLUMBING SERV |
3844 State Route 125, Amelia OH Multifamily Investment
Positioned in an A-rated suburban neighborhood where neighborhood occupancy trends sit in the mid-90% range, the asset benefits from steady renter demand according to WDSuite s CRE market data. This setting supports income stability while offering room for operational execution rather than speculative lease-up, informed by commercial real estate analysis of the surrounding submarket.
Amelia s A-rated neighborhood ranks 91st out of 611 Cincinnati metro neighborhoods, placing it in the top quartile locally based on CRE indicators tracked by WDSuite. Neighborhood occupancy is strong (mid-90% range), which supports income durability for stabilized multifamily assets. Median contract rent at the neighborhood level trends around the national midpoint, while rent-to-income metrics indicate limited affordability pressure relative to many U.S. neighborhoods a favorable backdrop for retention and lease management.
Amenities are serviceable for a suburban location: cafes and parks score competitively versus national benchmarks (both around the upper-middle percentiles), with grocery access also above the national average; pharmacies and formal childcare are thinner within the immediate area. Average school ratings land modestly above the national midpoint, which can help support family-oriented renter households without driving outsized school-premium pricing.
At the property level, the 1996 vintage is slightly older than the neighborhood s average construction year (early 2000s). Investors should plan for targeted capital improvements and modernization to keep the asset competitive against newer stock, potentially unlocking value-add upside through common area refreshes, unit renovations, and systems updates.
Tenure patterns suggest a mixed housing base: within the neighborhood, renter-occupied housing units represent roughly one-fifth to one-quarter of stock, pointing to a shallower but stable renter pool; within a 3-mile radius, renter concentration is higher (about one-third), broadening the addressable tenant base for a 48-unit community. Demographic data aggregated within a 3-mile radius show population growth over the last five years, a notable increase in households, and a projected further rise in households with smaller average household sizes through 2028 each supportive of sustained multifamily demand and occupancy stability.
Home values in the neighborhood sit near national midpoints with a relatively low value-to-income ratio, which can introduce some competition from ownership options. For multifamily operators, this points to a focus on convenience, finishes, and professional management to maintain pricing power and renewal capture, particularly as rents remain positioned for working households rather than luxury tiers.
WDSuite does not surface neighborhood-level crime metrics suitable for publication for this location. Investors typically benchmark safety using metro-wide references, insurer and lender datasets, and on-the-ground diligence to understand trends relative to comparable Cincinnati suburban neighborhoods. This approach helps frame risk management, security upgrades, and tenant-experience planning without over-extrapolating from incomplete data.
The employment base within a commutable radius is anchored by regional utilities, healthcare, and major corporate headquarters, supporting renter demand and retention for workforce and professional households. Nearby anchors include Duke Energy, Humana, Procter & Gamble, Western & Southern Financial Group, and American Financial Group.
- Duke Energy utilities (13.8 miles)
- Humana healthcare (13.9 miles)
- Procter & Gamble consumer goods HQ & offices (14.0 miles) HQ
- Western & Southern Financial Group financial services (14.0 miles) HQ
- American Financial Group insurance (14.1 miles) HQ
3844 State Route 125 offers a stabilized, suburban positioning in an A-rated Cincinnati neighborhood, with neighborhood occupancy in the mid-90% range supporting predictable cash flow. The 1996 vintage is slightly older than the submarket average, creating a credible value-add path through unit and system updates to defend competitiveness against early-2000s stock. Demographic trends aggregated within a 3-mile radius show recent population growth, a larger household base, and continued expansion with smaller average household sizes, reinforcing depth for one- and two-bedroom demand. According to CRE market data from WDSuite, the local rent environment sits near national midpoints, with rent-to-income dynamics that support renewal capture and disciplined rent management rather than aggressive repositioning.
Local employment access to Cincinnati s corporate anchors underpins steady renter demand from professional and workforce segments. While neighborhood home values are near national midpoints and ownership is attainable for some households multifamily operators can compete on convenience, finishes, and management quality to sustain absorption and retention.
- Stabilized suburban fundamentals with neighborhood occupancy in the mid-90% range support income consistency.
- 1996 vintage enables targeted renovations for value-add upside versus early-2000s neighborhood stock.
- Expanding 3-mile household base and smaller household sizes bolster depth for 1- and 2-bedroom leasing.
- Proximity to Cincinnati corporate anchors supports demand from professional and workforce renters.
- Risk: Accessible ownership options in the area require competitive finishes, service, and pricing discipline to maintain retention.