| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 19th | Poor |
| Demographics | 17th | Poor |
| Amenities | 24th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Wilbert Ave, East Liverpool, OH, 43920, US |
| Region / Metro | East Liverpool |
| Year of Construction | 1994 |
| Units | 30 |
| Transaction Date | 1992-12-17 |
| Transaction Price | $62,000 |
| Buyer | CERAMIC CITY LIMITED PART |
| Seller | --- |
100 Wilbert Ave East Liverpool Value‑Add Multifamily
Neighborhood fundamentals point to a value-oriented renter base and a moderate renter concentration that can support steady leasing, according to WDSuite’s CRE market data. With occupancy tracked at the neighborhood level rather than the property, investors should underwrite to local demand drivers and affordability to sustain performance.
Livability is shaped by basic conveniences rather than lifestyle amenities. Neighborhood grocery availability ranks competitive among Salem neighborhoods (13th of 51) and sits around the 75th percentile nationally, while cafes, parks, and pharmacies are limited. Restaurant density trends above many U.S. neighborhoods, suggesting everyday dining options are accessible.
The property’s 1994 vintage is notably newer than the neighborhood’s older housing stock. For investors, this positioning can reduce near-term capital intensity relative to pre‑war assets while still leaving room for targeted modernization to improve renter appeal and operational competitiveness.
Renter-occupied housing accounts for roughly a third of neighborhood units, indicating a moderate renter concentration and a workable tenant base for a 30‑unit community. Neighborhood occupancy is softer than national norms, so leasing strategies should prioritize retention and pricing discipline to stabilize cash flow.
Demographic indicators aggregated within a 3‑mile radius show past population and household contraction, but forecasts point to modest growth in both households and incomes over the next five years, expanding the potential renter pool. Median contract rents in the area remain low by national standards, and rent-to-income levels suggest manageable affordability pressure—factors that can aid lease retention and steady absorption.
Home values are well below national norms, which can introduce some competition from entry-level ownership. For multifamily investors, the lower ownership cost environment argues for emphasizing convenience, maintenance-free living, and renovated finishes to sustain pricing power and reduce move‑outs to for‑sale alternatives. Local school ratings trend below average, which may matter for family renters and should be reflected in marketing and unit mix positioning.
Safety signals are mixed but improving. Compared with neighborhoods nationwide, recent estimates place property crime around the 60th percentile (safer than average) and violent crime near the national midpoint. According to WDSuite’s data, both property and violent incident estimates declined notably year over year, indicating a favorable directional trend. As always, investors should evaluate submarket and asset-level security practices alongside these neighborhood indicators.
Proximity to regional employers supports commuter convenience and helps anchor renter demand. The employment base within driving range includes retail headquarters, healthcare distribution, and diversified corporate offices noted below.
- Dick's Sporting Goods — retail HQ (17.8 miles) — HQ
- Cardinal Health — healthcare distribution (24.1 miles)
- PPG Industries — specialty chemicals HQ (32.2 miles) — HQ
- WESCO Distribution — electrical distribution (32.3 miles)
- PNC Financial Services Group — financial services HQ (32.3 miles) — HQ
100 Wilbert Ave offers a small‑scale multifamily position in a value-oriented East Liverpool neighborhood where everyday conveniences are present and grocery access is comparatively strong. The 1994 construction is materially newer than much of the surrounding stock, which can temper near‑term capex while allowing for targeted upgrades to lift renter appeal. Neighborhood occupancy trends are softer, so performance will hinge on disciplined leasing and unit improvements that speak to a moderate renter base.
According to commercial real estate analysis from WDSuite, local rents are low relative to national levels and rent-to-income indicators point to manageable affordability pressure—supporting retention if renewal strategies are right‑sized. Three‑mile demographics show prior contraction but a projected uptick in households and incomes, suggesting a gradually expanding tenant base over the medium term.
- 1994 vintage vs. older local stock reduces near‑term capex and supports competitive positioning
- Value-oriented rents and manageable rent-to-income support retention and steady absorption
- Grocery access and everyday services underpin livability in a budget-conscious submarket
- Forecast household and income growth within 3 miles points to a larger renter pool over time
- Risks: softer neighborhood occupancy, below-average school ratings, and competition from low-cost ownership