| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Good |
| Demographics | 53rd | Fair |
| Amenities | 48th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4260 Mount Carmel Tobasco Rd, Cincinnati, OH, 45244, US |
| Region / Metro | Cincinnati |
| Year of Construction | 1972 |
| Units | 46 |
| Transaction Date | 2004-11-02 |
| Transaction Price | $1,650,000 |
| Buyer | CLOUGH CORNER APARTMENTS LLC |
| Seller | CINCY REAL ESTATE LLC |
4260 Mount Carmel Tobasco Rd Cincinnati Multifamily Investment
Inner-suburban fundamentals point to steady renter demand and elevated occupancy, according to WDSuite’s CRE market data. A meaningful share of nearby units are renter-occupied, supporting leasing durability relative to other Cincinnati submarkets.
Located in an inner suburb of Cincinnati, the property benefits from neighborhood dynamics that are competitive among 611 metro neighborhoods, with occupancy levels that are above the metro median and in the top quartile nationally. Restaurants, grocery, and pharmacy access test above national medians, while cafes and parks are thinner, suggesting daily needs are convenient but lifestyle amenities are more limited.
The asset was built in 1972, older than the neighborhood’s average construction year. For investors, that typically points to capital planning needs alongside value-add potential through modernization, unit renovations, and systems upgrades to stay competitive against newer stock.
Within a 3-mile radius, demographics show a stable base with recent softness in population but growth in households and smaller average household sizes. This trend expands the renter pool and supports occupancy stability for multifamily, particularly for well-maintained, mid-market units.
Home values in the area sit below many high-cost markets, which can introduce some competition from ownership options. At the same time, rent-to-income measures indicate manageable tenant affordability, which can aid retention and reduce turnover risk. Average school ratings in the neighborhood are below national medians, a consideration for family-oriented leasing strategies, but not necessarily a drag on working-age renter demand.
Safety metrics for the neighborhood sit slightly below the national median overall, though violent-offense measures compare favorably, ranking in a stronger national percentile. Recent data indicate a year-over-year uptick in property-offense rates; investors should monitor whether this is a temporary fluctuation or part of a broader trend.
Within the Cincinnati metro context (611 neighborhoods), the area performs around the middle of the pack. As always, property-level measures such as lighting, access control, and resident engagement can help sustain leasing outcomes regardless of neighborhood trends.
Proximity to major corporate offices supports a broad commuter renter base and can bolster retention for workforce-oriented units. Key nearby employers include Procter & Gamble, Western & Southern Financial Group, American Financial Group, Fifth Third Bancorp, and Kroger.
- Procter & Gamble — consumer goods corporate offices (11.1 miles) — HQ
- Western & Southern Financial Group — financial services (11.2 miles) — HQ
- American Financial Group — insurance (11.2 miles) — HQ
- Fifth Third Bancorp — banking (11.5 miles) — HQ
- Kroger — grocery corporate offices (11.6 miles) — HQ
This 46-unit, 1972-vintage asset sits in an inner-suburban Cincinnati neighborhood with occupancy that is competitive locally and strong nationally. Based on CRE market data from WDSuite, the area’s meaningful renter-occupied share and commuting access to multiple headquarters underpin depth of demand for mid-market apartments. The vintage implies a clear value-add path through targeted renovations and building systems upgrades to sharpen positioning against newer comparables.
Within a 3-mile radius, households are expanding even as average household sizes decline, pointing to a larger tenant base over time and support for lease-up and retention. Ownership costs are relatively accessible compared to high-cost metros, which can introduce competition from for-sale options; however, measured rent-to-income ratios suggest manageable affordability pressure that supports pricing discipline and renewal performance when operations are well managed.
- Inner-suburban location with occupancy that is above metro median and top quartile nationally
- 1972 vintage provides value-add upside via renovations and systems modernization
- 3-mile household growth and smaller household sizes expand the renter pool and support leasing
- Proximity to multiple Fortune 500 headquarters supports workforce demand and retention
- Risks: competition from ownership options and recent uptick in property-offense trends warrant ongoing monitoring