| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Best |
| Demographics | 54th | Fair |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2645 Hard Rd, Columbus, OH, 43235, US |
| Region / Metro | Columbus |
| Year of Construction | 1986 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2645 Hard Rd, Columbus OH — Suburban Multifamily Investment
Neighborhood occupancy is strong and renter concentration is high, pointing to durable leasing fundamentals for a 112-unit asset, according to WDSuite s commercial real estate analysis. Grocery access is robust while day-to-day amenities are nearby, supporting retention without relying on a downtown commute story.
Located in an inner-suburban pocket of Columbus, the property benefits from neighborhood-level occupancy around the top quartile among 580 Columbus neighborhoods, with national performance also in a high percentile for stability (based on CRE market data from WDSuite). A renter-occupied share near two-thirds signals depth in the tenant base and supports ongoing multifamily demand.
Livability drivers skew toward daily convenience: grocery options are dense for the area (competitive nationally), while cafes, parks, and pharmacies are less concentrated in the immediate blocks. For investors, this mix favors practical, family- and workforce-oriented housing demand over lifestyle retail clustering, which can support steady renewals even without a high-amenity streetscape.
Within a 3-mile radius, population and household counts have grown and are projected to continue increasing, pointing to a larger tenant base over time. Median household incomes are comparatively strong, and neighborhood rent-to-income levels around one-fifth suggest manageable affordability pressure that can aid lease retention. Home values are elevated versus regional norms but not extreme, which implies ownership remains attainable for some households; multifamily operators should expect balanced conditions with some competition from entry-level ownership.
Vintage matters: built in 1986, the asset is slightly newer than the neighborhood s average construction year. That positioning can be competitive against older stock while still warranting targeted capital planning for aging systems and selective renovations to sustain renter appeal and operational efficiency.
Safety indicators are mixed. Relative to the 580 Columbus neighborhoods, the area sits near the metro median. Nationally, the neighborhood falls below mid-range percentiles, indicating it is less safe than many U.S. neighborhoods. Recent trends show property offenses easing, while violent offense measures have moved higher year over year. Investors should approach underwriting with conservative assumptions and emphasize on-site management, lighting, and access controls.
Proximity to large corporate employers underpins commuter convenience and supports renter demand, led by healthcare and retail headquarters in the broader Columbus corridor. The list below reflects nearby anchors most relevant to leasing stability for workforce and professional tenants.
- Fuse by Cardinal Health — innovation/tech hub (1.6 miles)
- Cardinal Health — healthcare distribution (1.9 miles) — HQ
- L Brands — retail & brand management (11.0 miles) — HQ
- Big Lots — retail (11.0 miles) — HQ
- Nationwide — insurance & financial services (11.2 miles) — HQ
This 1986-vintage, 112-unit asset sits in an inner-suburban neighborhood where occupancy performance ranks in the top cohort locally and high percentiles nationally, supporting expectations for stable leasing. A high renter-occupied share indicates depth in the tenant pool, and dense grocery access reinforces day-to-day livability that can aid retention. According to CRE market data from WDSuite, rent levels relative to incomes point to manageable affordability pressure, giving operators room to focus on steady renewal strategies and selective upgrades rather than outsized concessions.
The vintage is slightly newer than the neighborhood norm, offering competitive positioning versus older stock while still calling for targeted CapEx on building systems and value-add renovations. Nearby corporate anchors broaden the demand base, though operators should account for mixed safety trends and a homeownership landscape that can periodically compete with rental housing at the margin.
- High neighborhood occupancy and deep renter base support leasing stability
- 1986 vintage offers competitive positioning with selective value-add and systems upgrades
- Dense grocery access and suburban convenience bolster retention and everyday livability
- Proximity to major employers expands the tenant pool across healthcare and corporate sectors
- Risks: mixed safety indicators and some competition from attainable ownership; underwrite conservatively