| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Good |
| Demographics | 38th | Fair |
| Amenities | 18th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 501 Fountain St, Hicksville, OH, 43526, US |
| Region / Metro | Hicksville |
| Year of Construction | 1978 |
| Units | 49 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
501 Fountain St Hicksville Multifamily Opportunity
Neighborhood occupancy is high and resilient—above the Defiance metro median and in the top quartile nationally—supporting stable cash flow, according to WDSuite’s CRE market data.
Hicksville is a small, rural node in Defiance County where day-to-day needs are met locally, but the amenity base is limited relative to larger Ohio metros. Caf e9 density is competitive among Defiance neighborhoods (ranked 3rd of 23, 70th percentile nationally), yet overall amenities trend lower (18th percentile nationally), suggesting residents rely on a mix of local options and regional trips for retail and services.
For multifamily investors, the key fundamental is occupancy: the neighborhood posts strong occupancy and is above the metro median (11th of 23) while landing in the top quartile nationally. This points to durable demand at stabilized properties. The renter-occupied share is elevated for the metro (ranked 2nd of 23), indicating a deeper tenant base relative to most Defiance neighborhoods and supporting leasing stability.
Ownership costs are generally more accessible in this market (home values sit in lower national percentiles), which can create some competition with ownership alternatives. At the same time, a relatively low rent-to-income ratio in the neighborhood (77th percentile nationally) suggests renters experience less affordability pressure, aiding retention and measured rent steps rather than heavy concessions.
Within a 3-mile radius, recent trends show population and households pulled back over the last five years, but forecasts point to renewed population growth and a sizable increase in households by 2028, which would expand the renter pool and support occupancy. The property e2 80 99s 1978 vintage is newer than the neighborhood e2 80 99s older average housing stock (1962), positioning it competitively versus legacy assets; investors should still plan for system updates or cosmetic modernization as part of long-term capital planning.
Safety indicators compare favorably at the national level while being mixed locally. The neighborhood sits around the 72nd to 77th percentiles nationally for lower crime, which is strong compared with many U.S. areas. Within the Defiance metro (23 neighborhoods), its crime ranking does not lead the pack, but recent year-over-year declines in both violent and property offenses indicate an improving trend.
For investors, the combination of nationally competitive safety standing and recent declines in estimated offense rates supports tenant retention and sustained demand, without relying on block-level assumptions.
Regional employers within commuting distance help underpin renter demand, particularly for workforce housing. Notable nearby employment centers include Kautex-Textron, RR Donnelley & Sons, and Steel Dynamics.
- Kautex-Textron 97 manufacturing (24.3 miles)
- RR Donnelley & Sons 97 printing & business services (27.4 miles)
- Steel Dynamics 97 steel manufacturing (30.0 miles) 97 HQ
This 49-unit, 1978-vintage property benefits from strong neighborhood occupancy that is above the Defiance metro median and in the top quartile nationally, supporting steady collections and leasing stability. The asset e2 80 99s vintage is newer than much of the surrounding housing stock, offering a relative quality edge versus older properties while leaving room for targeted upgrades to enhance competitiveness over time.
Demand fundamentals are reinforced by a higher renter concentration compared with most Defiance neighborhoods and by a relatively low rent-to-income profile that supports retention. While the local amenity base is thin and homeownership remains comparatively accessible, forward-looking 3-mile demographics indicate population and household expansion that should broaden the tenant base. According to CRE market data from WDSuite, these dynamics point to stable occupancy with potential for disciplined rent growth rather than heavy concessions.
- Occupancy above metro median and top quartile nationally supports stable cash flow
- 1978 vintage newer than local average, with value-add via selective modernization
- Elevated renter-occupied share in the neighborhood deepens the tenant base
- 3-mile forecasts point to population and household growth, supporting leasing
- Risks: limited local amenities and accessible ownership could temper pricing power