| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 90th | Best |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4303 Emerald Lakes Blvd, Powell, OH, 43065, US |
| Region / Metro | Powell |
| Year of Construction | 1994 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4303 Emerald Lakes Blvd Powell Multifamily Investment
Positioned in a high-income suburb with strong schools and steady neighborhood occupancy in the low-90s, this asset benefits from durable renter demand and lease retention drivers, according to WDSuite’s CRE market data. The local ownership market is high-cost, which tends to sustain multifamily demand and supports disciplined pricing power.
Powell’s neighborhood metrics signal a high-performing suburban location for multifamily. Amenities, parks, groceries, and daily needs score in the upper tiers nationally (around the 80th percentile), which reinforces renter convenience and everyday livability. Average school ratings are exceptional — a 5.0 out of 5 and ranked 1st among 580 Columbus metro neighborhoods — a profile that often supports longer tenancy and stable leasing for family-oriented renters.
The area skews affluent with elevated home values and incomes (both high relative to national benchmarks). In investor terms, a high-cost ownership market can reinforce reliance on rental housing, helping sustain demand and underpin pricing discipline. Neighborhood rent-to-income levels are favorable, suggesting lower affordability pressure and potential for stable renewal behavior rather than frequent turnover.
Construction trends point to newer surrounding stock on average (neighborhood average year 2000). With a 1994 vintage, the subject may trail the immediate area’s average age, which creates clear value-add or modernization angles — from systems updates to common-area refresh — to remain competitive against newer product.
Demographic statistics within a 3-mile radius show recent population growth with a faster increase in households and a modest reduction in average household size. This combination typically expands the renter pool and supports occupancy stability. About one-third of housing units in this 3-mile radius are renter-occupied, indicating sufficient depth of demand for smaller formats and professionally managed multifamily communities.
Safety indicators are favorable in a broader context. Violent offense rates benchmark in the very high national percentiles (safer than the vast majority of neighborhoods nationwide), and year-over-year trends show improvement. Property offense rates also compare well nationally, though investors should note some recent variability; prudent asset management can address typical measures such as lighting, access control, and package handling.
Within the Columbus metro, this neighborhood is competitive on safety relative to peers and aligns with the wider suburban profile. Framing safety with national percentiles rather than block-level claims avoids overprecision while providing useful risk context for underwriting and operations planning.
Nearby corporate offices provide a strong employment base and convenient commutes that support renter demand and retention, led by healthcare distribution and regional retail headquarters noted below.
- Cardinal Health — healthcare distribution (2.6 miles) — HQ
- Fuse by Cardinal Health — innovation/technology hub (2.9 miles)
- Cardinal Health — corporate offices (2.9 miles)
- L Brands — retail/apparel (11.9 miles) — HQ
- Big Lots — retail (12.5 miles) — HQ
This 32-unit, 1994-vintage property sits in a top-performing Powell neighborhood with strong schools, high household incomes, and a high-cost ownership market that tends to sustain renter demand. Neighborhood occupancy is in the low-90s according to CRE market data from WDSuite, while rent-to-income levels point to manageable affordability pressure and the potential for steady renewals. Within a 3-mile radius, population and households have grown, expanding the tenant base and supporting leasing stability.
Relative to the area’s newer average stock (circa 2000), the 1994 vintage presents practical value-add pathways — targeted interior upgrades, curb appeal, and systems modernization — to stay competitive against newer comparables. The neighborhood’s amenity access and corporate employment base further bolster renter appeal, with high-quality schools supporting family retention, while investors should plan for typical capital needs and monitor localized property-offense variability.
- High-income suburb with top-ranked schools and strong lifestyle amenities that support leasing strength
- Low-90s neighborhood occupancy and favorable rent-to-income dynamics support retention
- 1994 vintage offers value-add and modernization opportunities versus newer nearby stock
- Proximity to major employers underpins daily demand and reduces commute friction
- Risks: limited renter concentration in the immediate area, variable property-offense trends, and capex planning for an older asset