| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Good |
| Demographics | 7th | Poor |
| Amenities | 11th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2535 US Highway 50, Batavia, OH, 45103, US |
| Region / Metro | Batavia |
| Year of Construction | 1990 |
| Units | 66 |
| Transaction Date | 2006-06-20 |
| Transaction Price | $2,000,000 |
| Buyer | SY BETHEL PARK INVESTORS LP |
| Seller | ZEBULON PARK APARTMENTS |
2535 US Highway 50 Batavia Multifamily Investment
Neighborhood occupancy is notably high and has trended up, suggesting durable leasing performance relative to broader metro patterns, according to WDSuite’s CRE market data. Investor takeaway: stabilize income on existing demand while evaluating value-add plays to enhance competitiveness.
Located in a rural pocket of the Cincinnati, OH-KY-IN metro, the area around 2535 US Highway 50 shows strong occupancy and steady renter demand at the neighborhood level. The neighborhood’s occupancy rate ranks competitive among Cincinnati neighborhoods (110 out of 611) and is well above national norms, which supports income stability and lower downtime between turns.
The property’s 1990 vintage is newer than the neighborhood’s average construction year (1961). For investors, this typically means a more competitive baseline versus older local stock, while still planning for age-related systems upgrades and selective modernization to meet renter expectations.
Tenure patterns signal a smaller renter pool: neighborhood renter-occupied share is roughly one-quarter of housing units, aligning with a predominantly owner-occupied area. For multifamily owners, this points to a thinner—but stable—tenant base where lease retention and targeted marketing matter more than broad demand capture.
Amenities within the immediate neighborhood are limited (low concentrations of restaurants, groceries, cafés, and parks), consistent with its rural classification. Childcare access is comparatively better than other amenities. Investors should underwrite for car-oriented living and emphasize on-site conveniences or partnerships for services to support retention.
Within a 3-mile radius, demographics indicate recent population and household contraction but with projections for household growth and a larger average household size over the next five years. This combination can expand the local tenant base and support occupancy stability, though the predominantly owner-occupied landscape may temper lease-up velocity for future unit additions.
Safety indicators compare favorably to many neighborhoods nationwide. Based on CRE market data from WDSuite, overall crime conditions are stronger than average (around the 71st percentile nationally) and competitive among Cincinnati neighborhoods. Property offense levels are particularly favorable (around the 96th percentile nationally) with a sharp year-over-year improvement, which can reinforce resident retention and leasing stability.
Violent offense levels trend safer than most U.S. neighborhoods (about the 81st percentile nationally), but recent year-over-year change shows volatility. Investors should monitor ongoing trends and management practices even as current comparative levels remain supportive of multifamily operations. All rankings are relative to 611 metro neighborhoods in Cincinnati when metro context is referenced.
Regional employment anchors within commutable distance include Anthem, Kroger, Prudential, Humana, and Procter & Gamble. These office centers support a diversified white-collar workforce that can underpin renter demand and retention for workforce and mid-market units.
- Anthem Inc Mason Campus II — insurance services (15.8 miles)
- Kroger DCIC — retail & corporate offices (16.4 miles)
- Prudential Financial — financial services (19.5 miles)
- Humana — healthcare & insurance (20.1 miles)
- Procter & Gamble — consumer goods (20.5 miles) — HQ
This 66-unit, 1990-vintage asset benefits from neighborhood occupancy that is competitive within the Cincinnati metro and well above national norms, supporting consistent cash flow expectations and limited downtime. Newer-than-area-average vintage provides a relative edge over older local stock, while targeted upgrades can further differentiate the asset without requiring a full reposition. According to CRE market data from WDSuite, the surrounding neighborhood exhibits favorable comparative safety metrics and a recent improvement in property offenses, which can aid leasing and renewal performance.
The immediate area is predominantly owner-occupied and amenity-light, indicating a smaller but stable renter pool where operational execution and on-site convenience influence outcomes. Within a 3-mile radius, forecasts point to growth in households and larger household sizes over the next five years, expanding the renter base even as ownership remains prevalent. Underwriting should reflect resilient occupancy, moderate rent positioning, and a value-add path centered on unit refreshes and community features that support car-oriented living.
- High neighborhood occupancy supports income stability and reduced downtime
- 1990 vintage out-positions older local stock; targeted updates can drive rent premiums
- Favorable comparative safety and improving property offenses aid retention
- 3-mile household growth projections expand the tenant base, supporting leasing
- Risks: amenity-light, owner-leaning area and potential safety volatility warrant conservative underwriting