| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Good |
| Demographics | 59th | Good |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6716 State Route 132, Goshen, OH, 45122, US |
| Region / Metro | Goshen |
| Year of Construction | 1997 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6716 State Route 132, Goshen, OH Multifamily Opportunity
Neighborhood occupancy is strong and has trended stable, supporting predictable cash flow, according to WDSuite’s CRE market data. With rents testing as affordable relative to local incomes, the area’s fundamentals point to steady tenant retention rather than aggressive lease-up risk.
The property sits in a rural-feel pocket of the Cincinnati, OH-KY-IN metro where the neighborhood earns an A- rating and ranks 139 out of 611 metro neighborhoods — placing it in the top quartile among Cincinnati neighborhoods for overall performance based on WDSuite’s CRE market data. Day-to-day services are accessible, with grocery and pharmacy access around the national median, while restaurants and cafes are thinner than urban cores, consistent with the area’s lower-density profile.
For investors, the renter base is present but limited: neighborhood renter-occupied share is modest, and within a 3-mile radius renters account for roughly one-fifth of occupied units. This mix typically supports durable occupancy for well-managed assets, especially where supply additions are sparse and existing communities serve a defined tenant pool.
Occupancy at the neighborhood level is high relative to national benchmarks, which helps underpin collections and reduces downtime risk. Home values sit near national mid-range levels, and the rent-to-income profile indicates relatively low affordability pressure — factors that can aid lease retention even during slower growth periods.
Local livability signals are balanced: average school ratings trend above the national median, parks and childcare coverage index above average, and amenities are serviceable if not destination-driven. These dynamics align with workforce-oriented housing demand more than lifestyle-driven premium positioning.
Safety indicators compare favorably at the national level, with the neighborhood scoring in the upper tiers nationwide for both property and violent offense measures. Recent data also shows a meaningful year-over-year decline in estimated property offenses, pointing to a constructive trend rather than a one-off reading, based on CRE market data from WDSuite.
As with any submarket evaluation, investors should focus on multi-year patterns and compare against peer neighborhoods in the Cincinnati metro, using consistent methodologies, instead of block-by-block anecdotes. This helps calibrate underwriting assumptions on security spend, insurance, and renewal expectations.
Proximity to regional employers supports a commuter tenant base, with accessible drives to insurance, healthcare, consumer goods, and steel corporate offices that can help stabilize demand and renewals.
- Anthem Inc Mason Campus II — insurance (9.2 miles)
- Kroger DCIC — consumer goods/corporate (12.3 miles)
- Prudential Financial — financial services (15.0 miles)
- Humana Pharmacy Solutions — healthcare services (15.5 miles)
- AK Steel Holding — steel — HQ (15.7 miles)
This 36-unit multifamily sits in a submarket characterized by high neighborhood occupancy and a predominantly owner-occupied housing stock, creating a defined renter pool with limited direct competition. Within a 3-mile radius, recent population and household growth point to a gradually expanding tenant base, while forecasts indicate further household increases alongside slightly smaller average household sizes — dynamics that can support steady leasing and renewal pipelines.
Affordability reads favorably for renters: local rent-to-income levels are low relative to national norms, which can bolster lease retention and reduce turnover risk, according to CRE market data from WDSuite. Amenity density is moderate and schools trend above national medians, aligning the asset with workforce housing demand rather than premium, lifestyle-driven positioning. Key risks include thinner dining/entertainment options and the potential for some tenants to consider ownership given accessible home values in parts of the metro.
- High neighborhood occupancy supports stable collections and limited downtime
- Expanding 3-mile household base increases the depth of the renter pool
- Favorable rent-to-income profile enhances renewal probability and pricing flexibility
- Workforce location near diversified employers supports commuter demand
- Risks: thinner amenity concentration and some competition from ownership alternatives