| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 28th | Fair |
| Demographics | 50th | Good |
| Amenities | 17th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 49200 Purinton Ave, East Liverpool, OH, 43920, US |
| Region / Metro | East Liverpool |
| Year of Construction | 1973 |
| Units | 51 |
| Transaction Date | 1997-12-03 |
| Transaction Price | $737,500 |
| Buyer | CARRIAGE HILL PROPERTIES |
| Seller | NORTH CARRIAGE HILL |
49200 Purinton Ave East Liverpool Multifamily Investment
Stabilized renter demand and improving neighborhood occupancy trends position this 51-unit, 1973-vintage asset for durable cash flow, according to WDSuite’s CRE market data. Compact average unit sizes suggest workforce-oriented appeal and manageable turn costs.
Livability trends point to practical, workforce housing dynamics. Neighborhood amenities skew limited versus national norms (amenities score sits below average), though childcare access is comparatively stronger while grocery options are moderate. For investors, that mix favors value-focused renters and supports retention where daily necessities are accessible, even if lifestyle retail is thinner.
Occupancy in the neighborhood is near local norms and has ticked up over the past five years, based on CRE market data from WDSuite. With a meaningful share of housing units renter-occupied within a 3-mile radius, the tenant base is sufficiently deep to support leasing stability, while the small-market, rural context can temper rapid lease-up expectations.
Home values in the area are lower relative to national levels, which can introduce competition from ownership. For multifamily, that typically favors steady occupancy and renewals but moderates pricing power, making asset management and resident experience key levers for NOI. A rent-to-income profile near the lower end nationally points to manageable affordability pressure and potential for retention-focused strategies.
Vintage is a relative strength: the property’s 1973 construction is newer than the neighborhood’s older housing stock (average vintage leans mid-20th century). That positioning can be competitive against aging comparables, while investors should still budget for system updates and selective value-add to meet current renter expectations. Compact average unit sizes (about 412 sq. ft.) align with efficiency-oriented demand and can support sharper price points per unit.
Safety indicators are constructive on a national basis: the neighborhood sits in the top quartile nationally for lower violent and property offense rates, and recent year-over-year trends show meaningful declines, per WDSuite’s CRE data. Compared with the Salem metro, conditions are more mixed — its crime rank is not among the metro’s top performers (9th of 51, where lower ranks indicate higher incident levels) even as national positioning appears favorable.
For underwriting, this translates to balanced assumptions: supportive national comparisons and improving trends, tempered by the need to underwrite local enforcement, property-level security, and resident screening to maintain stability.
Regional employment anchors within commuting range help support renter demand, including corporate roles at Dick's Sporting Goods, Cardinal Health, PPG Industries, PNC Financial Services Group, and WESCO International.
- Dick's Sporting Goods — sporting goods corporate offices (19.1 miles) — HQ
- Cardinal Health — healthcare distribution (24.5 miles)
- PPG Industries — coatings & chemicals corporate offices (33.5 miles) — HQ
- PNC Financial Services Group — financial services (33.6 miles) — HQ
- WESCO International — electrical distribution (33.7 miles) — HQ
This 51-unit East Liverpool asset offers a straightforward value proposition: steady neighborhood occupancy, a durable renter base within a 3-mile radius, and relatively low rent-to-income pressure that supports retention. According to CRE market data from WDSuite, occupancy in the immediate area has improved over the last five years, aligning with a leasing profile geared toward value-focused, workforce households. Forward-looking projections within 3 miles indicate population and household expansion, which would enlarge the renter pool and support occupancy stability if realized.
Built in 1973, the property is newer than much of the surrounding housing stock and should remain competitive with targeted capital plans — selective system updates, interior refreshes, and curb-appeal improvements — while compact unit sizes help preserve affordability positioning. Investors should balance these strengths against small-market dynamics, thinner amenity density, and potential competition from relatively accessible homeownership, all of which can moderate rent growth expectations.
- Neighborhood occupancy near local norms with a multi-year improvement trend supports leasing stability
- 1973 vintage is newer than area stock, offering competitive positioning with measured value-add
- Compact units align with workforce demand and can aid retention via lower rent-to-income pressure
- Proximity to regional corporate employers supports a commuter tenant base
- Risks: rural amenity depth, small-market scale, and competition from ownership may temper pricing power