| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 54th | Fair |
| Amenities | 23rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 68 Lucy Crk, Amelia, OH, 45102, US |
| Region / Metro | Amelia |
| Year of Construction | 1980 |
| Units | 36 |
| Transaction Date | 1997-12-01 |
| Transaction Price | $2,185,000 |
| Buyer | AMELIA PIERCE II LTD |
| Seller | COLONIAL S D LLC |
68 Lucy Crk, Amelia OH 36-Unit Value-Add
Neighborhood occupancy is strong and renter demand appears steady for workforce units, according to WDSuite’s CRE market data, positioning this 1980-vintage asset for durable cash flow with renovation upside.
Amelia’s Inner Suburb setting carries a B+ neighborhood rating and ranks 174 out of 611 Cincinnati neighborhoods, indicating performance that is competitive among Cincinnati neighborhoods rather than a core hot spot. For investors, this suggests balanced fundamentals without the pricing froth of the metro’s priciest submarkets.
Renter concentration is measured at the neighborhood level at 36.7% of housing units being renter-occupied, pointing to a meaningful tenant base while still skewing toward ownership. This mix typically supports demand for well-managed mid-scale communities and can aid leasing stability when paired with steady occupancy in the surrounding area.
Livability signals are mixed. Grocery and park access are limited within the neighborhood footprint, though cafes and pharmacies are present at levels competitive for the metro. Average school ratings trend lower locally, which may influence unit mix strategy and marketing toward workforce and young professional renters rather than school-driven demand.
Ownership costs are elevated relative to incomes by national standards (value-to-income ranks in a higher national percentile), while neighborhood-level rent-to-income sits near the middle of national norms. In practice, this dynamic can reinforce reliance on multifamily housing and help support lease retention, especially for renovated but still attainable units.
Within a 3-mile radius, demographics show recent population growth and a notable increase in households, with forecasts pointing to further household expansion and a gradual reduction in household size. For investors, that translates to a larger tenant base over time and a steady flow of renters entering the market, supporting occupancy stability for well-positioned assets.
Safety indicators are mixed when comparing neighborhood and national views. Within the Cincinnati metro, the neighborhood’s crime rank sits in the less favorable range, indicating crime is elevated relative to many local neighborhoods. Nationally, however, the neighborhood falls around the upper half for safety, suggesting it compares somewhat better versus broader U.S. patterns.
Recent trend signals are constructive: both property and violent offense estimates have declined year over year, placing the neighborhood in stronger improvement percentiles nationally. For underwriting, this supports a cautiously optimistic stance on near-term stability while still warranting typical property-level security and lighting best practices.
Proximity to major Cincinnati employers supports commute convenience and broad renter demand for workforce and professional households. Nearby anchors include Duke Energy, Humana, Western & Southern Financial Group, Procter & Gamble, and American Financial Group.
- Duke Energy — utilities (15.5 miles)
- Humana — healthcare services (15.8 miles)
- Western & Southern Financial Group — insurance & financial services (15.8 miles) — HQ
- Procter & Gamble — consumer goods (15.9 miles) — HQ
- American Financial Group — insurance (15.9 miles) — HQ
Built in 1980, the property is older than the neighborhood’s typical stock, creating a clear value-add path through targeted interior updates and select building systems modernization. Neighborhood occupancy is exceptionally strong at the area level, and, according to CRE market data from WDSuite, fundamentals in this Inner Suburb remain supportive for stabilized, well-managed assets. The renter base is sizable but not saturated, helping preserve demand depth for attainable units.
Within a 3-mile radius, recent population gains and a faster increase in households point to renter pool expansion, and forecasts suggest further household growth alongside slightly smaller household sizes. Combined with nationally competitive improvement in safety trends and ownership costs that can sustain reliance on rentals, the setup favors steady leasing with measured pricing power, contingent on execution and ongoing asset maintenance.
- Neighborhood-level occupancy strength supports stable leasing and cash flow durability.
- 1980 vintage offers renovation and value-add potential to enhance competitive positioning.
- 3-mile population and household growth expand the tenant base, aiding retention and absorption.
- Ownership costs versus incomes favor continued reliance on rentals, supporting demand for attainable units.
- Risks: metro-relative crime levels and limited neighborhood amenities require thoughtful property management and marketing.