| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Fair |
| Demographics | 38th | Poor |
| Amenities | 26th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1000 Elm St, Felicity, OH, 45120, US |
| Region / Metro | Felicity |
| Year of Construction | 2006 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1000 Elm St Felicity OH 28-Unit Multifamily
Built in 2006, this 28-unit asset offers relatively newer stock in a suburban pocket where neighborhood occupancy is 88.3%, according to WDSuite’s CRE market data. The area’s renter base is established but not saturated, supporting steady leasing with measured rent positioning.
The property sits in a Suburban neighborhood within the Cincinnati metro that carries a C+ neighborhood rating and ranks 400 out of 611 metro neighborhoods. That places it just below the metro median overall, but specific features vary: park access is competitive among Cincinnati neighborhoods (rank 163 of 611), while daily conveniences like groceries, pharmacies, and cafes are limited in the immediate area.
With the average local building vintage near 1943, a 2006 asset is comparatively newer, which can reduce near-term capital exposure versus older properties while still warranting mid-life system planning and selective upgrades for competitive positioning. Neighborhood occupancy is 88.3%, signaling room for lease-up strategies and emphasizing the importance of unit finishes, management, and pricing discipline.
Renter concentration is 38.5% of housing units in the neighborhood and 36.6% within a 3-mile radius. For investors, this indicates a meaningful tenant pool without being overly dependent on rentals, typically supporting stable demand for well-managed, workforce-oriented apartments. Median rent-to-income in the neighborhood is relatively low (ranked in the higher national percentile), which can aid retention but suggests a measured approach to rent growth.
Home values sit in the mid-range locally, but the value-to-income ratio is elevated (higher national percentile), reinforcing renter reliance on multifamily housing and helping sustain occupancy and lease retention. Schools benchmark above the national midpoint (national percentile 61), which can support family renter demand. Overall, based on commercial real estate analysis from WDSuite, investors should expect steady demand drivers with limited amenity spillover, making operations and asset quality key to performance.
Safety trends are mixed but improving. The neighborhood ranks 167 out of 611 in the Cincinnati metro for crime, indicating higher crime levels relative to the metro median, yet it sits around the 55th national percentile, which is modestly favorable compared with neighborhoods nationwide.
According to WDSuite’s CRE market data, both violent and property offense rates show year-over-year declines (violent down roughly a third; property offenses down by about a fifth), placing the area in stronger improvement percentiles nationally. For investors, the directional trend is constructive, but prudent security measures and resident engagement remain advisable.
Regional employment anchors within commuting distance include energy, finance, and consumer goods headquarters that support renter demand through steady white-collar and operations roles. The list below highlights nearby employers most relevant to workforce and professional tenants.
- Duke Energy — utilities (27.4 miles)
- American Financial Group — insurance (28.8 miles) — HQ
- Western & Southern Financial Group — financial services (28.8 miles) — HQ
- Procter & Gamble — consumer goods (28.9 miles) — HQ
- Fifth Third Bancorp — banking (29.1 miles) — HQ
This 2006-vintage, 28-unit community offers a relative quality edge versus the neighborhood’s older housing stock, with neighborhood occupancy at 88.3% and a renter-occupied share near two-fifths. Within a 3-mile radius, demographics indicate a stable renter base and incomes that have trended upward over time, while projections show households increasing even as population growth softens—suggesting shifts in household composition that can sustain multifamily demand. According to CRE market data from WDSuite, rent burdens are comparatively low, favoring retention and steady cash flow, while an elevated ownership cost-to-income context supports continued reliance on rentals.
Key considerations include limited nearby amenities and commuting distance to major employment centers, which places more emphasis on on-site execution: unit quality, responsive management, and competitive pricing. Given the asset’s mid-life stage, investors should plan for targeted system renewals and value-add upgrades that can sharpen positioning against older local stock without overextending on premiums.
- 2006 vintage provides competitive positioning versus older neighborhood stock with manageable mid-life capex planning
- Established renter base locally (neighborhood and 3-mile radius) supports occupancy stability and leasing depth
- Low rent-to-income context aids retention; elevated ownership costs underpin sustained renter reliance
- Value-add potential via targeted interior upgrades and operations to improve performance against metro comparables
- Risks: amenity scarcity, below-metro overall rank, and commute distances require sharper on-site execution and pricing discipline