| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 90th | Best |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4103 Emerald Lakes Blvd, Powell, OH, 43065, US |
| Region / Metro | Powell |
| Year of Construction | 1994 |
| Units | 32 |
| Transaction Date | 2024-09-05 |
| Transaction Price | $8,180,000 |
| Buyer | 5006 EMERALD LAKES LLC |
| Seller | SANDRA L MAHONEY FAMILY TRUST |
4103 Emerald Lakes Blvd Powell OH Multifamily Opportunity
Positioned in a high-income, school-strong suburb with steady renter demand, this 32-unit asset benefits from stable neighborhood occupancy and a deep employment base, according to WDSuite’s CRE market data. The combination of elevated local home values and low rent-to-income levels supports retention and measured pricing power.
Powell’s suburban setting delivers convenience and livability that matter for leasing: restaurants, cafes, groceries, parks, and pharmacies all score in the low‑80s national percentiles, indicating a well-served neighborhood relative to peers nationwide. The average school rating ranks 1st among 580 Columbus neighborhoods, positioning family-oriented renters to prioritize location and support lease stability.
Neighborhood fundamentals are strong. The area’s median home values are elevated, which tends to sustain multifamily demand from households that prefer more accessible rental options while remaining close to top schools and amenities. Neighborhood occupancy is in the low 90s, with only a modest five-year softening, suggesting durable underlying demand and limited volatility versus broader metro cycles based on CRE market data from WDSuite.
Within a 3‑mile radius, the population has grown in recent years and households increased by roughly 9%, expanding the tenant base. Projections point to further renter pool expansion as households are expected to rise meaningfully by 2028, while average household size trends lower—dynamics that typically support absorption of efficient unit types and steady renewal activity.
Tenure patterns indicate an ownership‑leaning area with about one‑quarter of housing units renter‑occupied in the neighborhood. For investors, this suggests a focused but stable renter cohort, with depth reinforced by high household incomes and strong schools rather than transient demand drivers.
Safety compares favorably both locally and nationally. The neighborhood’s crime standing is competitive among Columbus neighborhoods (ranked near the top out of 580), and violent‑offense levels benchmark in the top percentiles nationally, indicating comparatively low incidence versus neighborhoods across the country, per WDSuite’s CRE market data.
Recent trends are mixed: violent‑offense indicators have improved year over year, while property‑offense measures show a recent uptick. Taken together, the area remains comparatively safe, but investors should monitor property‑crime trends and maintain standard asset‑level measures (lighting, access control, and resident engagement) to protect retention and operating performance.
Proximity to major corporate offices supports steady renter demand and commute convenience, anchored by Cardinal Health and complemented by regional headquarters in insurance and retail that can stabilize leasing velocity.
- Cardinal Health — healthcare distribution HQ (2.6 miles) — HQ
- Fuse by Cardinal Health — corporate offices (2.9 miles)
- L Brands — retail & consumer (11.9 miles) — HQ
- Big Lots — retail (12.5 miles) — HQ
- Nationwide — insurance (12.7 miles) — HQ
4103 Emerald Lakes Blvd offers a 1994‑vintage, 32‑unit footprint in a suburban neighborhood that ranks near the top of the Columbus metro for overall quality and schools. With neighborhood occupancy in the low‑90s, a renter base supported by high incomes, and a low rent‑to‑income ratio, investors have room to emphasize retention and disciplined rent management. Elevated home values in the immediate area reinforce reliance on multifamily housing, while a 3‑mile radius shows recent population growth and a notable increase in households—signals that generally support demand resilience and lease stability, according to CRE market data from WDSuite.
The asset is slightly older than the neighborhood average construction vintage (2000), creating potential value‑add angles through targeted interior updates and systems modernization. Coupled with strong amenity access and proximity to anchor employers, the submarket context favors consistent absorption for efficient unit layouts, with risk management focused on monitoring property‑crime trends and any metro‑wide softening in occupancy.
- High‑income, school‑top submarket supports retention and steady renter demand
- Elevated home values sustain multifamily reliance and measured pricing power
- 1994 vintage vs. 2000 neighborhood average offers value‑add/modernization upside
- Employer proximity (Cardinal Health, regional HQs) underpins leasing velocity
- Risks: recent property‑offense uptick and modest occupancy softening warrant active asset management