| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Fair |
| Demographics | 50th | Fair |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4146 Valley Rd, Cleveland, OH, 44109, US |
| Region / Metro | Cleveland |
| Year of Construction | 1973 |
| Units | 90 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4146 Valley Rd Cleveland Multifamily Investment
Neighborhood data points to a deep renter base and everyday convenience, with grocery and park access supporting demand even as occupancy trends vary by submarket, according to WDSuite’s CRE market data. This asset can target workforce renters seeking functional units near established employment nodes.
Situated in Cleveland’s inner-suburban fabric, the property benefits from practical amenities rather than lifestyle retail density. Grocery access and parks test in the top quartile nationally, while cafes, childcare, and pharmacies are thinner. For investors, this mix supports day-to-day livability and cost-sensitive renter appeal without relying on destination retail.
Renter-occupied housing accounts for a high share of neighborhood units, indicating a deeper tenant base for multifamily leasing and potential resilience across cycles. At the same time, neighborhood occupancy sits below national norms, so active management and targeted unit positioning will matter for sustained leasing performance.
Within a 3-mile radius, recent trends show modest population softness but stable household counts and smaller average household sizes, which can maintain or expand the renter pool even without strong population gains. Forward-looking indicators show households projected to increase locally, implying a larger tenant base and steadier absorption for appropriately priced units, according to WDSuite’s multifamily property research.
The asset’s 1973 construction is newer than the neighborhood’s older housing stock. That positioning can provide a competitive edge versus pre-war buildings while still allowing renovation upside—such as systems upgrades and interior refreshes—to drive rent premiums and reduce capex surprises through planned modernization.
Ownership costs in the area are comparatively accessible, which can introduce some competition from entry-level homebuying. For investors, this underscores the importance of value-focused amenities, efficient unit layouts, and operational execution to sustain pricing power and retention.
Safety indicators for the neighborhood track below national norms, with both violent and property offense rates comparing unfavorably to many U.S. neighborhoods. However, recent year-over-year readings show declines in both categories, suggesting improving trends rather than a deteriorating environment. Investors should underwrite to present conditions while recognizing the directional improvement and the variation that can occur block to block within urban submarkets.
Relative to the Cleveland–Elyria metro, the neighborhood’s ranking places it below the metro median for safety, but the observed downward trend in estimated offense rates over the past year supports a cautiously improving outlook. Property-level measures (access control, lighting, partnerships with local patrols) can further shape on-site experience and retention.
Proximity to downtown and established corporate offices supports a broad employment base and commute convenience for renters. Notable nearby employers include Sherwin-Williams, Airgas Merchant Gases, PNC Center, KeyCorp, and the Time Warner Cable Payment Center.
- Sherwin-Williams — corporate offices (3.9 miles) — HQ
- Airgas Merchant Gases — corporate offices (4.0 miles)
- PNC Center — corporate offices (4.1 miles)
- Keycorp — corporate offices (4.1 miles) — HQ
- Time Warner Cable Payment Center — corporate offices (5.3 miles)
The 90-unit asset at 4146 Valley Rd brings smaller average floor plans that align with workforce renters seeking efficiency and value. Neighborhood data from WDSuite indicates a high renter-occupied share, strong day-to-day convenience via groceries and parks, and below-national occupancy that rewards hands-on leasing strategies. The 1973 vintage is younger than much of the surrounding stock, allowing investors to compete against older buildings while reserving capex for system updates and interior modernization.
According to commercial real estate analysis from WDSuite, a combination of manageable rent-to-income dynamics and a projected increase in households within a 3-mile radius can support tenant-base expansion and occupancy stability over time. Counterweights include safety metrics below national norms and potential competition from relatively accessible homeownership options—factors that call for disciplined operations, targeted amenity investments, and careful rent management.
- High renter-occupied concentration supports depth of tenant demand and leasing durability
- 1973 vintage offers value-add potential versus older neighborhood stock through modernization
- Everyday convenience: strong grocery and park access aids renter retention and leasing
- Smaller average unit sizes align with value-focused renters and can support occupancy
- Risks: below-national safety and some competition from ownership options require hands-on operations