| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 54th | Fair |
| Amenities | 23rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 63 E Main St, Amelia, OH, 45102, US |
| Region / Metro | Amelia |
| Year of Construction | 1972 |
| Units | 23 |
| Transaction Date | 2018-11-14 |
| Transaction Price | $800,000 |
| Buyer | YSH AMELIA LLC |
| Seller | AMELIA PLAZA LLC |
63 E Main St, Amelia OH Multifamily Opportunity
Neighborhood occupancy is strong and renter demand is supported by broader household growth in the surrounding 3-mile area, according to WDSuite’s CRE market data. Positioned in Cincinnati’s east-side inner suburbs, the asset’s 1972 vintage suggests potential value-add upside alongside stable leasing fundamentals.
Amelia’s inner-suburb location offers everyday convenience with a modest amenity mix: cafes and pharmacies are present at levels that track near or above national medians, while immediate access to groceries, parks, and childcare is thinner. The neighborhood carries a B+ rating and is competitive among Cincinnati neighborhoods (174 out of 611), indicating balanced livability for workforce renters without core-urban pricing.
Occupancy in the neighborhood is currently very tight, supporting leasing stability at the submarket level. Renter-occupied housing accounts for a meaningful share of neighborhood units, pointing to an established tenant base that can help sustain absorption across typical turnover cycles.
Within a 3-mile radius, population and household counts have expanded and are projected to continue rising, which implies a larger tenant base over time and supports occupancy stability. Forecasts also indicate an increasing share of renter households, reinforcing depth for multifamily demand as more renters enter the market.
Home values in the neighborhood sit in a high-cost ownership context relative to local incomes (value-to-income ranks in a strong national percentile), which can reinforce reliance on rental housing and support pricing power. At the same time, rent-to-income measures track near the national middle, suggesting manageable affordability pressure that can aid retention and limit concession risk.
The average construction year in the neighborhood skews newer than this asset (mid-1990s versus the property’s 1972 vintage), which signals potential renovation and capital planning needs. For investors, that gap can translate into value-add opportunities to improve competitive positioning against newer stock while addressing aging systems.
School ratings in the area trend below national averages, which some family renters may weigh in location decisions; however, proximity to regional job centers and stable renter demand drivers typically anchor leasing for workforce-oriented assets.
Based on WDSuite’s CRE market data, the neighborhood’s overall safety profile trends slightly above the national middle, with recent-year declines in both property and violent offense rates. Nationally, this places the area on the favorable side of the distribution, while continued improvement supports steady operations without relying on aggressive risk assumptions.
Within the Cincinnati metro, conditions can vary by neighborhood; investors should underwrite to current trends and monitor local enforcement and community initiatives. Framing safety comparatively and over time, rather than block-by-block, is most appropriate for risk assessment and leasing expectations.
Regional employment hubs within roughly 16–17 miles include utilities, consumer goods, financial services, and healthcare headquarters and offices, providing a broad professional base that supports renter demand and lease retention for workforce and middle-income tenants.
- Duke Energy — utilities (16.1 miles)
- Humana — healthcare services (16.6 miles)
- Western & Southern Financial Group — insurance & financial services (16.6 miles) — HQ
- Procter & Gamble — consumer goods (16.6 miles) — HQ
- American Financial Group — financial services (16.6 miles) — HQ
63 E Main St offers a pragmatic value-add thesis in a competitive Cincinnati inner-suburb location. Neighborhood occupancy is exceptionally tight, and the 3-mile area shows population growth and a rising renter share, supporting a larger tenant base and steadier lease-up. The property’s 1972 vintage is older than nearby stock, suggesting clear renovation potential to improve unit finishes and building systems and to strengthen positioning against mid-1990s-era comparables. According to CRE market data from WDSuite, ownership costs in the neighborhood are elevated relative to incomes while rent burdens track closer to mid-range, a combination that can sustain renter reliance on multifamily housing and support pricing without overextending affordability.
Balanced amenities and proximity to major employers underpin workforce demand, though investors should underwrite for capital improvements and consider school quality and local amenity gaps in leasing strategies. The forward view favors steady occupancy with operational upside from targeted renovations.
- Tight neighborhood occupancy supports leasing stability and lower concession risk.
- Growing 3-mile population and renter share expand the tenant base and support absorption.
- 1972 vintage provides tangible value-add and systems-upgrade opportunities versus newer local stock.
- Elevated ownership costs with mid-range rent burdens can reinforce renter demand and retention.
- Risks: older vintage capex, below-average school ratings, and thinner immediate amenity set.