| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Best |
| Demographics | 65th | Good |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4089 Mount Carmel Tobasco Rd, Cincinnati, OH, 45255, US |
| Region / Metro | Cincinnati |
| Year of Construction | 2001 |
| Units | 20 |
| Transaction Date | 2000-06-09 |
| Transaction Price | $165,000 |
| Buyer | ROSS MICHAEL J |
| Seller | AURICH ROBERT |
4089 Mount Carmel Tobasco Rd Cincinnati, OH Multifamily
Neighborhood occupancy trends sit in the upper tier nationally, pointing to steadier collections and fewer vacancy-driven surprises, based on CRE market data from WDSuite. With roughly half of local housing units renter-occupied, demand depth supports leasing resilience through typical cycles.
This Inner Suburb location is competitive among Cincinnati neighborhoods (99 of 611), with fundamentals that favor stable multifamily operations. Restaurants and daily-needs retail are comparatively dense for the metro, while parks and discretionary amenities are thinner; that mix positions the area for practical, commute-oriented living rather than lifestyle-driven premiums.
Rent and occupancy indicators for the neighborhood trend above national medians, and occupancy sits in the top quartile nationally. Median contract rents have grown over the past five years, and the rent-to-income profile indicates manageable affordability pressure, which can aid retention while still allowing measured pricing power.
The property’s 2001 vintage is newer than the neighborhood average stock from the early 1980s. That positioning can be competitively favorable versus older assets, while still leaving room for targeted modernization and systems updates to support rent premiums and reduce near-term capital surprises.
Within a 3-mile radius, the current population is essentially flat compared with five years ago, but households have increased and are projected to expand further, implying smaller household sizes and a larger tenant base over time. Household incomes have been rising, and forward-looking projections point to continued growth in households and incomes, which supports renter pool expansion and occupancy stability. Home values are moderate for the region; ownership is not excessively high cost, so leasing strategies should assume some competition from entry-level ownership while emphasizing convenience and turn-key living.
Safety indicators compare favorably to national benchmarks on violent incidents, with the neighborhood ranked in the top tier nationally for lower violent offense rates. Property offense metrics are also better than average, landing in the above-median range nationwide. Together, these trends suggest conditions that are supportive of tenant retention and steady operations, though investors should continue to monitor block-level variations as they can differ within any metro.
Proximity to major Cincinnati employers underpins workforce demand and commute convenience for renters, including roles across healthcare, utilities, consumer goods, insurance, and financial services noted below.
- Humana — healthcare services (11.2 miles)
- Duke Energy — utilities (11.3 miles)
- Procter & Gamble — consumer goods HQ and offices (11.3 miles) — HQ
- Western & Southern Financial Group — insurance and financial services (11.3 miles) — HQ
- American Financial Group — insurance (11.4 miles) — HQ
The combination of top-quartile neighborhood occupancy, a renter-occupied share around half of units, and proximity to diverse Cincinnati employment centers supports a durable tenant base and consistent leasing. According to CRE market data from WDSuite, the neighborhood outperforms on occupancy versus national norms, while restaurants and grocery access are strong for an inner-suburban location. The property’s 2001 construction is newer than the area’s early-1980s average, offering competitive positioning versus older stock with potential to capture upside through selective renovations.
Within a 3-mile radius, households have grown and are projected to increase further, pointing to renter pool expansion even as population trends remain near flat. Moderate ownership costs suggest some competition from entry-level home purchases, but the area’s commute convenience and steady services/office employment base can reinforce retention for well-managed multifamily assets.
- Occupancy in the neighborhood is strong versus national benchmarks, supporting stable collections
- Renter-occupied share near 50% signals demand depth for multifamily leasing
- 2001 vintage offers competitive positioning versus older neighborhood stock with targeted value-add potential
- Household growth within 3 miles supports a larger tenant base and occupancy resilience
- Risks: thinner park/cafe amenities and moderate ownership accessibility may temper premium rent growth