| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Best |
| Demographics | 82nd | Best |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3660 W Horizons, Columbus, OH, 43204, US |
| Region / Metro | Columbus |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | 1997-06-23 |
| Transaction Price | $3,550,000 |
| Buyer | PINE CROSSING LTD PARTNERSHIP |
| Seller | BEAL D ANDREW |
3660 W Horizons Columbus Multifamily Investment Thesis
Neighborhood fundamentals point to steady renter demand and above-median occupancy for the area, according to WDSuite’s CRE market data. For investors, this suggests a stable leasing backdrop with room to enhance yield through thoughtful operations and selective upgrades.
Situated in an Inner Suburb of Columbus, the neighborhood carries an A rating and ranks 55 out of 580 metro neighborhoods, placing it in the top quartile among 580 metro neighborhoods. Area occupancy is above the metro median, supporting revenue stability at the neighborhood level rather than indicating conditions at any specific property.
Livability is supported by strong daily needs access: grocery availability is competitive among Columbus neighborhoods and sits in the top quartile nationally, while cafes and restaurants are present at moderate levels. Park and childcare options are limited within the neighborhood, which may influence family-oriented renter appeal and should be considered in positioning and amenity programming.
The 3-mile radius demographics indicate recent population growth with a faster increase in households, implying a larger tenant base and supporting occupancy stability. Projections to 2028 suggest further expansion in both households and incomes, which can deepen the renter pool and aid rent durability over time. Median incomes are relatively high for the neighborhood, and the rent-to-income profile indicates manageable affordability pressure — a positive for lease retention and pricing discipline.
Ownership costs in the neighborhood are elevated versus many U.S. areas, which tends to sustain reliance on multifamily rentals and supports renter demand. The asset’s 1972 vintage is older than the neighborhood’s average construction year (1991), pointing to potential value-add or capital planning opportunities to improve competitive positioning against newer stock.
Safety indicators for the neighborhood track below national medians, with national percentiles indicating higher crime incidence than many U.S. neighborhoods. Within the Columbus metro, the neighborhood ranks 429 out of 580 on crime, which is below the metro median and signals comparatively higher crime levels than many nearby areas.
Investors should underwrite with prudent assumptions, consider security-minded property operations, and monitor trends, as recent year-over-year readings reflect volatility in both property and violent offense rates. Positioning, access control, and tenant-facing measures can help mitigate retention risk and support leasing stability.
The employment base nearby includes large corporate offices and multiple headquarters, supporting commuter convenience and a diversified renter pool. Key employers within a roughly 1–9 mile radius include Big Lots, American Electric Power, Nationwide, Fuse by Cardinal Health, and Cardinal Health.
- Big Lots — corporate offices (1.5 miles) — HQ
- American Electric Power — corporate offices (5.3 miles) — HQ
- Nationwide — corporate offices (5.4 miles) — HQ
- Fuse by Cardinal Health — corporate offices (8.2 miles)
- Cardinal Health — corporate offices (8.9 miles) — HQ
This 24-unit asset offers exposure to a high-performing Columbus neighborhood where occupancy is above the metro median and daily-needs access is strong. According to CRE market data from WDSuite, the area’s renter demand is supported by elevated home values, a favorable rent-to-income profile, and a growing 3-mile household base — all of which underpin lease stability and pricing discipline.
Built in 1972, the property is older than the neighborhood average vintage, creating a clear value-add angle through unit modernization, system upgrades, and amenity refreshes to compete with newer stock. Investors should account for safety differentials versus stronger Columbus submarkets and the limited park/childcare amenity mix, balancing those risks against the neighborhood’s strong ranking, workforce access, and durable renter pool.
- Above-median neighborhood occupancy supports cash flow durability
- Growing 3-mile household base expands the tenant pipeline
- Elevated ownership costs reinforce reliance on rentals and pricing power
- 1972 vintage provides value-add and CapEx-driven upside potential
- Risks: below-median safety metrics and limited park/childcare amenities