| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Good |
| Demographics | 46th | Fair |
| Amenities | 9th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 43 Amelia Olive Branch Rd, Amelia, OH, 45102, US |
| Region / Metro | Amelia |
| Year of Construction | 2007 |
| Units | 99 |
| Transaction Date | 2005-06-01 |
| Transaction Price | $67,500 |
| Buyer | QUALITY PROPERTIES ASSET MANAGEMENT COMP |
| Seller | DWH INVESTMENTS LTD |
43 Amelia Olive Branch Rd Amelia Multifamily Investment
Neighborhood occupancy is strong and stable, according to WDSuite’s CRE market data, supporting consistent leasing for a 2007-vintage asset in suburban Amelia. Expect demand to track household growth while maintaining conservative underwriting on rents.
This suburban pocket of Amelia sits in the Cincinnati, OH-KY-IN metro and is characterized by high neighborhood occupancy and family-oriented housing. The neighborhood s occupancy rate ranks 100 out of 611 metro neighborhoods a0 top quartile in Cincinnati and is in the 94th percentile nationally, indicating durable tenant retention and limited downtime for well-positioned multifamily.
The property 19s 2007 construction is newer than the neighborhood 19s average vintage (1997). That positioning typically competes well against older stock for renters prioritizing modern layouts and systems, while still warranting periodic upgrades and capital planning for mid-life building components to sustain competitive standing.
Local livability leans suburban and car-oriented. Amenity density is limited (low national amenity percentile with sparse cafes, groceries, parks, and pharmacies), so convenience comes more from regional access than from walkable retail. Average school ratings in the neighborhood fall above the national median (61st percentile), which can support family renter demand and longer tenures relative to weaker school areas.
Within a 3-mile radius, demographics point to a growing renter base: population and households have increased in recent years, with further gains forecast by 2028. Household sizes are trending smaller, which can translate into more households seeking rental options. Median contract rents in the 3-mile area have risen from prior years and are projected to continue growing, while a rent-to-income profile near the neighborhood level suggests manageable affordability pressure, supporting lease retention and measured pricing power.
Ownership costs in this part of the metro are moderate by national standards, which can introduce some competition from entry-level ownership. Even so, neighborhood renter-occupied shares and the 3-mile outlook (renter concentration expected to edge higher) indicate a sufficient tenant pool for well-managed assets, especially those offering functional finishes and reliable operations.
Safety compares favorably in a metro context and modestly above the national median. The neighborhood 19s crime profile ranks 119 out of 611 Cincinnati metro neighborhoods a0 competitive among Cincinnati neighborhoods and sits around the 60th percentile nationally for safety. Recent trend data show estimated violent and property offense rates declining year over year, reinforcing stability rather than deterioration.
As always, investors should evaluate block-level patterns during due diligence, but current directional trends and relative ranking suggest that safety is a supportive, not detracting, factor for demand and retention.
Commuter access to Cincinnati 19s core supports workforce housing demand, with proximity to major employers such as Duke Energy, Humana, Western & Southern Financial Group, Procter & Gamble, and American Financial Group helping reinforce leasing stability.
- Duke Energy a0 utilities (15.1 miles)
- Humana a0 health insurance (15.4 miles)
- Western & Southern Financial Group a0 financial services (15.4 miles) a0 HQ
- Procter & Gamble a0 consumer goods (15.4 miles) a0 HQ
- American Financial Group a0 insurance (15.5 miles) a0 HQ
For a 99-unit, 2007-vintage multifamily property in Amelia, the investment case centers on occupancy stability, suburban family demand, and competitive positioning versus older stock. Neighborhood occupancy ranks in the top cohort within the Cincinnati metro and is high versus national peers, which supports steady leasing and limited downtime for units kept in rent-ready condition. Based on CRE market data from WDSuite, the surrounding 3-mile area shows population and household growth with forecasts pointing to further renter pool expansion, aligning with durable demand for well-managed assets.
Affordability dynamics are constructive: neighborhood rent-to-income metrics indicate manageable tenant cost burdens, which can aid retention while allowing measured rent growth. The amenity-light, car-oriented setting and moderate ownership costs create some competition from entry-level ownership and require careful marketing on convenience and value. Local NOI per unit levels trend lower than national norms, so investors should focus on operational execution and selective value-add to capture outsized returns without relying on aggressive rent assumptions.
- High neighborhood occupancy a0 top tier within the Cincinnati metro supports leasing stability
- 2007 vintage competes well against older stock; plan mid-life capex to sustain positioning
- 3-mile demographics show population and household growth, expanding the renter base
- Manageable rent-to-income profile supports retention and measured pricing power
- Risks: amenity-light, car-dependent location and moderate ownership competition require targeted leasing strategy