| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Good |
| Demographics | 62nd | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 415 E Lutz Rd, Archbold, OH, 43502, US |
| Region / Metro | Archbold |
| Year of Construction | 1977 |
| Units | 57 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
415 E Lutz Rd, Archbold Multifamily Investment
Neighborhood fundamentals point to durable occupancy and steady renter demand, according to WDSuite’s CRE market data. Strong local schools and accessible rents support retention, with room for value-add to enhance positioning over time.
Located in Archbold within the Toledo, OH metro, the surrounding neighborhood is rated A and ranks 17 out of 244 metro neighborhoods, placing it in the top quartile locally. Neighborhood occupancy is high and has trended upward in recent years; this refers to the broader neighborhood, not the property, and supports a stable leasing base for well-operated assets.
Livability indicators are supportive for workforce households: grocery, pharmacy, and park access track above national midlines, while cafes and restaurants are steady for a rural setting. Average school ratings are strong (top decile nationally), which can aid long-term renter retention for family-oriented units.
Renter concentration in the neighborhood is modest (a little over one-quarter of housing units are renter-occupied), implying a smaller but steady tenant pool. Home values are moderate for the region, and the rent-to-income ratio sits on the lower side nationally, which can sustain occupancy but may temper near-term pricing power. In this context, commercial real estate analysis points to operations-focused playbooks and selective upgrades as the clearer levers for NOI.
Within a 3-mile radius, population and household counts have inched higher and are projected to remain stable, with households expected to increase further alongside smaller average household sizes. This points to incremental renter pool expansion even as the market remains cost-accessible relative to incomes. The property’s 1977 vintage is slightly newer than the neighborhood’s average stock, suggesting moderate capital planning with potential renovation upside to outperform older comparables.
Safety indicators are competitive among Toledo neighborhoods (ranked 91 out of 244), and the area trends slightly safer than the national average based on WDSuite’s benchmarks. Recent year-over-year declines in both property and violent offense rates further support a constructive trend, though investors should underwrite to submarket-level variability rather than block-level assumptions.
Regional employment is anchored by manufacturing and advanced materials firms in the Toledo corridor, supporting workforce housing demand for residents commuting 30–40 miles. Key employers include Dana, Owens-Illinois, Owens Corning, and RR Donnelley.
- Dana Holding — automotive components (31.5 miles) — HQ
- Dana — automotive components (31.5 miles)
- Owens-Illinois — glass manufacturing (33.8 miles) — HQ
- RR Donnelley & Sons — printing & communications (37.5 miles)
- Owens Corning — building materials (40.5 miles) — HQ
This 57‑unit, 1977-vintage property benefits from an A-rated neighborhood that ranks among the top Toledo submarkets by occupancy and school quality. According to CRE market data from WDSuite, neighborhood occupancy is high and rising, renter concentrations are modest but stable, and rent levels remain accessible relative to incomes—factors that support retention-led performance. The asset’s slightly newer vintage than local averages suggests manageable capital needs with value-add potential through targeted interior and systems upgrades.
Investor upside centers on operational execution and renovation to differentiate from older comparables, while underwriting should account for a smaller renter base in a rural setting and measured pricing power. Household growth within a 3-mile radius and stable employment access to Toledo’s corporate base provide additional demand support over a long hold.
- Top-tier neighborhood standing in Toledo with historically strong occupancy
- Accessible rents versus incomes support retention and lease stability
- 1977 vintage offers value-add path to outperform older local stock
- Regional employers within commuting range reinforce workforce demand
- Risk: smaller rural renter base and measured pricing power