| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 22nd | Poor |
| Demographics | 34th | Poor |
| Amenities | 30th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 413 N Division St, Union City, OH, 45390, US |
| Region / Metro | Union City |
| Year of Construction | 1977 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
413 N Division St Union City Multifamily Opportunity
Renter demand is supported by a high-cost ownership market relative to local incomes and low rent-to-income levels, according to WDSuite’s CRE market data, which can aid retention and pricing discipline.
Union City is a rural neighborhood in the Greenville, OH metro with a B neighborhood rating. At a metro rank of 17 out of 35 neighborhoods, it sits above the metro median, offering investors a pragmatic balance of livability and cost. Amenities are sparse at the block level, but essential services such as parks and grocery access register near the middle of national comparisons, while cafes and pharmacies are limited.
Housing stock in the area skews older (average construction year 1938), which makes a 1977-vintage asset relatively competitive versus much of the surrounding supply. For investors, that positioning can reduce near-term functional obsolescence risk, though systems typical of late-1970s construction may still warrant targeted modernization in capital plans.
Within a 3-mile radius, household counts have been roughly stable in recent years with forecasts pointing to a meaningful increase in both population and households over the next five years. That expected renter pool expansion supports occupancy stability for workforce-oriented units. Neighborhood renter concentration is modest (renter-occupied share is lower than many metros), but the broader 3-mile area shows a more balanced tenure mix, indicating a workable tenant base for a 30-unit property.
Local ownership costs are comparatively accessible by national standards, yet home values remain elevated relative to local incomes in a way that sustains reliance on rental housing. Median contract rents in the 3-mile area are low, and the neighborhood’s rent-to-income ratio sits at a level that implies limited affordability pressure for tenants — a constructive setup for retention and measured rent growth. Public school ratings in the neighborhood test slightly above the national median, a positive signal for family renter appeal.
Safety trends benchmark favorably. The neighborhood scores in the top quartile nationally for lower crime exposure based on WDSuite data, and both violent and property offense rates have declined over the past year. While conditions can vary block to block, these directional improvements and relative standing provide supportive context for tenant retention and leasing.
Investors should continue standard due diligence — reviewing recent incident trends and property-level security — but current indicators suggest the area compares well versus many U.S. neighborhoods and is trending in a positive direction.
413 N Division St is a 1977-vintage, 30-unit multifamily asset positioned in a rural Greenville, OH metro neighborhood that ranks above the metro median. According to CRE market data from WDSuite, neighborhood occupancy operates in the upper-80s and local rent burdens are low, which together point to steady lease performance with prudent rent management. Relative to an older-area housing stock, the 1977 vintage offers competitive positioning while still allowing for targeted upgrades to enhance NOI.
Within a 3-mile radius, recent household stability and a forecasted increase in both population and households indicate a larger tenant base ahead, supportive of occupancy stability. Ownership remains comparatively accessible, but elevated values relative to incomes continue to reinforce demand for rental housing. Amenity density is limited, which can affect lease-up velocity, yet balanced schools and improving safety metrics help underpin long-term fundamentals.
- Upper-80s neighborhood occupancy and low rent-to-income support retention
- 1977 vintage out-competes older area stock with value-add upgrade potential
- 3-mile radius shows forecast growth in households, expanding the renter base
- Safety benchmarks in top national quartile with improving trends
- Risks: thinner neighborhood renter concentration and limited amenities may temper lease-up and require sharper marketing