| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 54th | Fair |
| Amenities | 23rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 58 Amelia Olive Branch Rd, Amelia, OH, 45102, US |
| Region / Metro | Amelia |
| Year of Construction | 2007 |
| Units | 40 |
| Transaction Date | 2005-09-23 |
| Transaction Price | $101,200 |
| Buyer | THE CROSSING OF AMELIA INC |
| Seller | DWH INVESTMENTS LTD |
58 Amelia Olive Branch Rd Amelia Multifamily Investment
Neighborhood occupancy is among the highest in the Cincinnati metro, supporting stable renter demand for a 40‑unit asset, according to CRE market data from WDSuite. Location fundamentals and household growth trends point to steady leasing with measured rent elasticity rather than outsized volatility.
Situated in Amelia’s inner-suburban fabric, the neighborhood carries a B+ rating and performs above the metro median overall (ranked 174 among 611 Cincinnati neighborhoods). Amenity access is competitive among Cincinnati neighborhoods, with dining and cafes present while parks and grocery options are thinner; pharmacies are comparatively accessible. School ratings trend below regional norms, which may tilt the renter profile toward value- and convenience-oriented households rather than school-driven movers.
Housing fundamentals are a relative strength: housing quality ranks in the top quartile among 611 metro neighborhoods, and neighborhood occupancy is at the top of the metro distribution, supporting lease-up certainty and retention. Renter concentration in the neighborhood sits around one-third of housing units, indicating a meaningful, but not saturated, tenant base that can underpin demand for well-managed multifamily product.
The property’s 2007 vintage is newer than the neighborhood’s typical 1990s housing stock. That positioning can be an advantage versus older comparables, while investors should still underwrite routine system updates and potential common-area refreshes to defend competitiveness over the hold.
Within a 3‑mile radius, demographics show population growth over the last five years, a notable increase in households, and a modest reduction in average household size. Looking ahead to 2028, forecasts point to further population and household expansion, which supports a larger tenant base and steady occupancy. Median home values in the neighborhood are elevated relative to local incomes (high national percentile for value‑to‑income), while rent-to-income levels are moderate; together, these dynamics sustain reliance on multifamily rentals and support pricing power with prudent lease management, based on WDSuite’s CRE market data.
Safety metrics are mixed but improving. The neighborhood sits above the national median for safety (national crime percentile in the high‑50s), with recent year‑over‑year declines in both property and violent offense rates, according to WDSuite. Even with these improvements, property and violent crime levels remain closer to mid‑pack nationally, so investors should plan for standard security measures and lighting as part of operations rather than assuming outsized safety premiums.
Regional employment anchors within a roughly 15–16 mile commute include Duke Energy, Procter & Gamble, American Financial Group, Fifth Third Bancorp, and Kroger. This concentration of corporate offices supports a steady white‑collar renter pool and reinforces retention for properties offering convenient suburban access.
- Duke Energy — utilities (15.2 miles)
- Procter & Gamble — consumer goods (15.6 miles) — HQ
- American Financial Group — insurance (15.6 miles) — HQ
- Fifth Third Bancorp — banking (15.9 miles) — HQ
- Kroger — grocery retail (16.1 miles) — HQ
58 Amelia Olive Branch Rd offers investors a newer‑than‑area vintage (2007) in an inner‑suburban location where neighborhood occupancy ranks at the top of the metro distribution. Within a 3‑mile radius, population and household growth, coupled with shrinking household size, expand the renter pool and support ongoing demand. According to CRE market data from WDSuite, local housing quality ranks strongly in the metro, while value‑to‑income metrics indicate a high‑cost ownership market relative to incomes, reinforcing renter reliance and aiding lease stability.
The trade‑off is a thinner parks/grocery amenity set and below‑average school ratings, which may concentrate demand among renters prioritizing access and value over school quality. Crime trends are improving but still middle‑of‑the‑pack nationally, suggesting standard security and lighting remain prudent underwriting items. Overall, the asset’s scale, demand drivers, and relative vintage support durable occupancy with measured rent growth potential.
- Occupancy strength: neighborhood sits at the top of the metro distribution, supporting lease-up and retention
- Demand tailwinds: 3‑mile population and household growth expand the tenant base and support stability
- Competitive positioning: 2007 vintage outcompetes older stock; plan for routine system updates to maintain edge
- Pricing power: elevated ownership costs and moderate rent‑to‑income levels support multifamily retention
- Risks: thinner grocery/park amenities, below‑average school ratings, and mid‑pack safety warrant conservative operations