| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Poor |
| Demographics | 34th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4785 Beacon Hill Rd, Columbus, OH, 43228, US |
| Region / Metro | Columbus |
| Year of Construction | 1980 |
| Units | 52 |
| Transaction Date | 1980-10-27 |
| Transaction Price | $85,000 |
| Buyer | MURRAY COMMONS LTD |
| Seller | --- |
4785 Beacon Hill Rd, Columbus OH Multifamily Investment
Stabilized renter demand and everyday-amenity access position this 52-unit asset for durable operations, according to WDSuite s CRE market data. Neighborhood occupancy trends sit near national norms, supporting steady leasing with room for selective value-add execution.
This Inner Suburb location balances daily convenience with manageable competition. Grocery, pharmacy, and restaurant density rank competitively within the Columbus metro (e.g., groceries and pharmacies near the top among 580 neighborhoods and top quartile nationally), which helps sustain resident retention and leasing velocity. Café density is limited, but core errands remain highly convenient.
At the neighborhood level, occupancy is around the national median with only a modest softening in recent years, indicating generally steady absorption for workforce-oriented units. The share of housing units that are renter-occupied in the neighborhood is below half, suggesting demand is diversified across renters and owners; within a 3-mile radius, renter concentration is higher, expanding the prospective tenant base.
The property s 1980 construction is newer than the neighborhood average vintage (1965), offering relative competitiveness versus older stock while still warranting capital planning for aging systems and targeted modernization to meet current renter expectations.
Within a 3-mile radius, recent population and household growth, coupled with forecasts calling for additional household expansion by 2028, point to a larger tenant base over the medium term. Median home values in the neighborhood are lower relative to many U.S. areas, which can introduce some competition from ownership options; however, rent-to-income indicators sit near national norms, supporting balanced pricing power and lease management.
Safety conditions are mixed and should be evaluated with standard risk management. Relative to the Columbus metro, the neighborhood s overall crime rank sits roughly around the middle of 580 neighborhoods, while national comparisons place it below the U.S. average for safety. Property-related offenses show a recent year-over-year improvement trend, which is a constructive signal for operators, but violent offense measures remain elevated versus national benchmarks. Investors should underwrite appropriate security, lighting, and partnership with local policing as part of asset strategy.
Proximity to major headquarters and corporate offices supports commute convenience and a stable renter base, notably among employees at Big Lots, American Electric Power, Nationwide, and Cardinal Health.
- Big Lots corporate offices (1.1 miles) HQ
- American Electric Power corporate offices (6.6 miles) HQ
- Nationwide corporate offices (6.7 miles) HQ
- Fuse by Cardinal Health corporate offices (10.0 miles)
- Cardinal Health corporate offices (10.6 miles) HQ
4785 Beacon Hill Rd combines steady neighborhood occupancy with strong daily-amenity access and proximity to several Fortune 500 employers. According to CRE market data from WDSuite, the neighborhood s occupancy trends sit near national norms, and renter demand is supported by a broader 3-mile radius where renter concentration is higher. The 1980 vintage is newer than the local average, offering competitive positioning versus older assets while leaving room for value-add through targeted interior and systems upgrades.
Households within 3 miles have grown and are projected to increase further by 2028, indicating a larger tenant base that can support occupancy stability and disciplined rent growth. Ownership costs in the immediate area are relatively accessible compared with many U.S. markets, which can introduce competition with ownership; however, rent-to-income measures near national norms suggest balanced affordability, aiding lease retention when paired with thoughtful renewal strategies.
- Amenity-rich corridor (groceries, pharmacies, restaurants) supports leasing velocity and retention.
- Near-median neighborhood occupancy with broader 3-mile renter depth supports stable demand.
- 1980 vintage newer than area average, with clear value-add and modernization pathways.
- Corporate employment nearby (Big Lots, AEP, Nationwide, Cardinal Health) underpins tenant base.
- Risks: safety metrics below national averages and competitive ownership options require conservative underwriting and active asset management.