| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Best |
| Demographics | 44th | Good |
| Amenities | 18th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15390 Pugh Rd, East Liverpool, OH, 43920, US |
| Region / Metro | East Liverpool |
| Year of Construction | 1989 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15390 Pugh Rd, East Liverpool 48-Unit Multifamily
Stabilized renter demand is supported by a modest but steady neighborhood occupancy profile and a high-cost-to-income buffer that leaves room for disciplined rent management, according to WDSuite’s CRE market data. The asset’s 1989 vintage suggests competitive positioning versus older local stock with potential for targeted modernization.
Rated A- and ranked 13th of 51 neighborhoods in the Salem metro, the area is competitive among Salem neighborhoods for overall livability. Neighborhood occupancy is measured at the neighborhood level rather than the property and sits near the metro middle over the past cycle, with a slight easing over five years — an indicator for investors to emphasize retention and renewal strategies.
Amenities skew car-oriented given the neighborhood’s rural profile. Grocery access stands in the top quartile among 51 Salem neighborhoods and around the 65th percentile nationally, while restaurants are competitive locally. By contrast, parks, pharmacies, cafes, and childcare options are sparse, reinforcing a drive-to-amenities living pattern that investors should factor into marketing and resident experience plans.
Tenure patterns indicate a smaller renter base: within a 3-mile radius, roughly one-quarter of housing units are renter-occupied, implying thinner but stable multifamily demand that often aligns with workforce housing dynamics. Median contract rents in the neighborhood remain comparatively low versus incomes, supporting lease retention and measured pricing power rather than aggressive mark-to-market approaches.
Home values in the immediate area track below national norms, which can introduce some competition from entry-level ownership. For multifamily investors, that typically points to steady but price-sensitive leasing, where value, maintenance responsiveness, and convenience are key to minimizing turnover.
Safety indicators compare favorably at the national level. Violent offense metrics benchmark in the upper quartile nationwide (safer than most neighborhoods), and overall crime aligns slightly better than the U.S. average. Property offense levels also compare well nationally; however, recent year-over-year property-crime movement has ticked up, warranting continued monitoring and property-level measures like lighting, access control, and camera coverage.
Because these measures reflect neighborhood conditions rather than building-specific outcomes, investors should underwrite with recent trend awareness and consider security-forward operations to support resident retention and asset performance.
Regional employment is anchored by nearby corporate offices that broaden the commuter shed and help sustain renter demand, including Dick’s Sporting Goods, Cardinal Health, PPG Industries, PNC Financial Services, and WESCO Distribution.
- Dick's Sporting Goods — sporting goods retail HQ (20.3 miles) — HQ
- Cardinal Health — healthcare distribution (24.7 miles)
- PPG Industries — specialty chemicals (34.5 miles) — HQ
- PNC Financial Services Group — banking (34.6 miles) — HQ
- WESCO Distribution — electrical distribution (34.6 miles)
Built in 1989, the property is slightly newer than the neighborhood’s average vintage, offering a practical balance of durability and value-add potential. Based on CRE market data from WDSuite, neighborhood occupancy has been steady but not tightening, suggesting the investment case rests on operational execution: targeted unit refreshes, service reliability, and competitive pricing calibrated to a renter pool that is smaller but durable.
Demographic data aggregated within a 3-mile radius shows modest recent population shifts but an expected increase in households over the next five years, which can expand the tenant base and support occupancy stability. Low rent-to-income levels indicate manageable affordability pressure, while comparatively accessible ownership options argue for disciplined renewal strategies and amenities that strengthen lease retention.
- 1989 vintage positions for targeted renovations that enhance competitiveness versus older local stock.
- Steady neighborhood occupancy and a smaller but reliable renter base favor retention-focused operations.
- Low rent-to-income levels support measured pricing power without overextending affordability.
- Household growth within 3 miles is projected to expand the tenant pool, aiding leasing stability.
- Risks: car-oriented amenities, competition from entry-level ownership, and recent property-crime movement require prudent underwriting and active management.