| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Best |
| Demographics | 44th | Good |
| Amenities | 18th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15172 Sprucevale Rd, East Liverpool, OH, 43920, US |
| Region / Metro | East Liverpool |
| Year of Construction | 1989 |
| Units | 45 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15172 Sprucevale Rd East Liverpool Multifamily Opportunity
Strong renter affordability relative to local incomes supports retention and steady leasing, according to WDSuite’s CRE market data.
The property sits in a rural pocket of East Liverpool within the Salem, OH metro where the neighborhood holds an A- rating and ranks 13 out of 51 metro neighborhoods—competitive among Salem neighborhoods by WDSuite benchmarks. Occupancy in the surrounding neighborhood trends near the metro median, indicating balanced leasing conditions rather than pronounced tightness.
Local convenience skews practical over lifestyle: grocery access ranks 6th of 51 in the metro while cafés, parks, and pharmacies are sparse—typical for rural settings. For investors, that mix points to demand anchored by daily-needs proximity and commutability, not amenity-led premiums.
Construction trends in the area tilt mid-1980s. With this asset built in 1989, investors can expect a late-’80s vintage that may benefit from targeted capital plans—systems updates and light interiors—to remain competitive versus older stock.
Tenure patterns show a modest renter concentration in the neighborhood (share of housing units that are renter-occupied is below half), implying a smaller—yet durable—tenant base. Within a 3-mile radius, households have inched higher even as population has been broadly stable, and forward-looking projections indicate additional household growth by 2028, which supports a larger tenant base and occupancy stability. Elevated ownership accessibility relative to income in this area can create some competition from for-sale options, but rent-to-income metrics indicate manageable affordability pressure, a positive for lease retention.
Safety signals compare favorably in broader context: neighborhood-level crime performance is above the metro average among 51 Salem neighborhoods, and violent-offense rates benchmark in the top quartile nationally, according to WDSuite. Property-offense levels also track stronger than national norms, though recent year-over-year readings indicate an uptick that warrants routine monitoring as part of risk management.
Investors should interpret these indicators as generally supportive of leasing and renewal stability, while maintaining prudent security, lighting, and incident-tracking practices to mitigate the recent property-crime trend.
Regional employment is diversified across retail headquarters, healthcare distribution, and industrials within a commutable band, supporting workforce housing demand and lease retention. Notable nearby employers include Dick s Sporting Goods, Cardinal Health, PPG Industries, PNC Financial Services Group, and WESCO Distribution.
- Dick's Sporting Goods — retail HQ (20.4 miles) — HQ
- Cardinal Health — healthcare distribution (24.7 miles)
- PPG Industries — chemicals & coatings (34.5 miles) — HQ
- PNC Financial Services Group — financial services (34.6 miles) — HQ
- WESCO Distribution — electrical distribution (34.6 miles)
This 45-unit, 1989-vintage asset aligns with a rural East Liverpool location where renter affordability supports retention and steady demand. According to commercial real estate analysis from WDSuite, neighborhood occupancy trends are around the metro median, suggesting stable leasing rather than pronounced volatility. The late-1980s vintage provides a clear path for targeted value-add—modernizing interiors and common areas to outperform older nearby stock—without the heavier capex often associated with pre-1980s buildings.
Local fundamentals favor practical, workforce-oriented positioning: grocery access is comparatively strong within the metro, daily commutes to several regional employers are feasible, and rent-to-income signals indicate modest affordability pressure. Risks include limited lifestyle amenities typical of rural settings, a relatively smaller renter-occupied share that narrows the immediate tenant pool, and a recent uptick in property offenses that merits active management.
- Late-’80s construction with value-add upside via targeted system and interior updates
- Renter affordability supports pricing resilience and renewal potential
- Neighborhood occupancy near metro median indicates balanced, steady leasing conditions
- Commutable access to diversified employers underpins workforce housing demand
- Risks: rural amenity depth, smaller renter concentration, and recent property-crime uptick