| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Fair |
| Demographics | 45th | Fair |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 256 E Plane St, Bethel, OH, 45106, US |
| Region / Metro | Bethel |
| Year of Construction | 2003 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
256 E Plane St Bethel Multifamily Investment
Stabilized renter demand in the surrounding neighborhood and a 2003 vintage position this 24-unit asset for steady operations, according to WDSuite’s CRE market data. Neighborhood occupancy is cited at the neighborhood level, not the property, and indicates durable leasing fundamentals in this Inner Suburb location.
Located in Bethel within the Cincinnati, OH-KY-IN metro, the neighborhood carries a B- rating and is competitive among Cincinnati neighborhoods (ranked 298 out of 611). Local services are practical rather than dense: grocery and pharmacy access track above the metro median (amenities ranks near the top 40% of 611 neighborhoods), while cafes and parks are sparse. For investors, this points to a workforce-oriented renter base with everyday conveniences but limited lifestyle retail.
Neighborhood schools average 3.5 out of 5 and sit in the top quartile nationally, a factor that can support family retention. Median contract rents for the neighborhood trend on the lower side relative to national benchmarks, and the rent-to-income ratio is moderate (reported at the neighborhood level), which can underpin lease stability and reduce turnover risk during softer cycles.
Vintage matters: the area’s average construction year is 1949, while this property was built in 2003. Newer stock often competes well against older inventory, suggesting fewer immediate capital items and potential to command a relative quality premium with targeted modernization over time. Renter-occupied housing share in the neighborhood is reported at 38.5%—an above-median renter concentration for the metro—indicating a meaningful tenant base for multifamily operators.
Within a 3-mile radius, WDSuite data shows households increased modestly recently and are projected to rise further even as population edges lower, implying smaller average household sizes and a larger pool of households seeking housing options. This dynamic can support occupancy stability for well-managed multifamily, particularly where ownership remains a high-commitment alternative. Median home values in the neighborhood are lower than many national peers, which can introduce some competition from entry-level ownership, but also helps sustain renter demand given the practical appeal of professionally managed units.
Current WDSuite datasets do not provide comparable crime ranks or percentiles for this neighborhood within the Cincinnati metro. Investors typically benchmark neighborhood safety trends against metro and national references; in the absence of ranked data here, it is prudent to pair WDSuite’s market context with additional third-party sources for a full view. Statements here reflect neighborhood-level context, not property-specific conditions.
Commuter access to Cincinnati’s corporate core supports renter demand, with proximity to major employers and several headquarters that can underwrite steady leasing for workforce and professional tenants. The nearby employment base below reflects large corporate offices and headquarters within typical commuting range.
- Duke Energy — utilities (24.4 miles)
- Western & Southern Financial Group — financial services (25.1 miles) — HQ
- Procter & Gamble — consumer goods (25.1 miles) — HQ
- American Financial Group — insurance (25.1 miles) — HQ
- Humana — healthcare services (25.2 miles)
Built in 2003, the property stands newer than much of the neighborhood’s housing stock, providing a competitive edge versus older assets and potential to capture steady demand with selective upgrades rather than heavy near-term capital outlays. Neighborhood occupancy is reported around the low-90s at the neighborhood level, and, according to CRE market data from WDSuite, area rents are relatively modest with a balanced rent-to-income profile—conditions that can help support retention and limit volatility through cycles.
Within a 3-mile radius, households have grown historically and are projected to expand further even as population trends soften, indicating smaller household sizes and a broader tenant base seeking multifamily options. Accessibility of ownership in the neighborhood may create some competition, but everyday amenities, a solid school profile, and commuting reach to Cincinnati’s employment center collectively support stable renter demand.
- 2003 vintage competes well versus older local stock, with manageable modernization needs
- Neighborhood-level occupancy in the low-90s supports leasing stability (per WDSuite)
- Household growth within 3 miles expands the tenant base despite softer population trends
- Modest neighborhood rents and balanced rent-to-income can aid retention and pricing discipline
- Risks: lighter lifestyle amenities and entry-level ownership alternatives may temper rent premiums