| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Good |
| Demographics | 62nd | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 701 E Lutz Rd, Archbold, OH, 43502, US |
| Region / Metro | Archbold |
| Year of Construction | 1990 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
701 E Lutz Rd, Archbold OH Multifamily Investment
Neighborhood occupancy is strong and stability-oriented, and the area ranks competitive among 244 Toledo neighborhoods, according to WDSuite’s CRE market data. This positioning suggests durable renter demand for a 50-unit asset in a small-market setting.
Archbold’s neighborhood setting is rated A and ranks 17 out of 244 within the Toledo metro, placing it in the top quartile among metro peers. Neighborhood occupancy measures are reported at the neighborhood level and are currently elevated with an above-median standing nationally, supporting steady lease-up and retention for multifamily owners.
Livability fundamentals are pragmatic for investors: neighborhood schools average roughly 4.3 out of 5 (93rd percentile nationally), and everyday amenities such as groceries, pharmacies, parks, and cafes land above the national median. These factors help underpin day-to-day convenience without implying premium pricing dynamics typical of urban cores.
Tenure data indicates a moderate renter concentration at the neighborhood level (about 27% renter-occupied), which supports a defined but not oversupplied tenant base. Median contract rents in the neighborhood track on the lower side relative to national markets, while the rent-to-income ratio sits comfortably near the national upper tiers, a mix that can aid lease stability and limit turnover risk. Home values are also comparatively accessible for owners, which can create some competition with entry-level ownership, but elevated neighborhood occupancy helps balance pricing power expectations.
The property s 1990 vintage is newer than the neighborhood s average construction year (1974), offering relative competitiveness versus older local stock. Investors should still plan for ongoing system updates typical of 1990s assets, but the vintage profile can support positioning without immediate heavy value-add exposure.
Within a 3-mile radius, population has been broadly stable over the past five years with a modest increase in households and a projected rise in household counts alongside smaller household sizes. This pattern generally supports renter pool expansion and occupancy stability even if headcount growth remains limited. These trends, based on CRE market data from WDSuite, are relevant for underwriting demand durability rather than outsized rent growth.
Neighborhood safety trends are competitive among Toledo neighborhoods (ranked 91 out of 244) and sit around or slightly better than national midpoints, based on WDSuite s CRE market data. Recent year-over-year estimates indicate declining property and violent offense rates at the neighborhood level, which is a constructive signal for long-term stability, though investors should continue monitoring local trends.
Nationally benchmarked percentiles place overall neighborhood safety modestly above the middle of U.S. neighborhoods, with property and violent offense measures near the national midpoint. Importantly, the most recent period shows improving directionality, which reduces uncertainty but does not eliminate typical small-market variability.
The workforce draw is anchored by regional corporate offices within commuting distance, supporting renter demand for employees seeking landlord-managed housing and predictable commutes. Nearby anchors include Dana Holding, Dana, Owens-Illinois, RR Donnelley & Sons, and Owens Corning.
- Dana Holding — automotive components (31.2 miles) — HQ
- Dana — automotive components (31.2 miles)
- Owens-Illinois — glass packaging (33.5 miles) — HQ
- RR Donnelley & Sons — printing & logistics (37.8 miles)
- Owens Corning — building materials (40.1 miles) — HQ
701 E Lutz Rd offers exposure to a top-quartile neighborhood within the Toledo metro, where neighborhood occupancy is reported as elevated at the neighborhood level and supported by practical amenities and strong school ratings. The area’s renter concentration is moderate, and rent levels trend accessible versus national markets, a combination that supports depth of demand and lease retention rather than outsized rent acceleration. The 1990 vintage is newer than the local average, providing competitive positioning versus older stock while still warranting capital planning for 1990s-era systems.
Within a 3-mile radius, recent population is steady and households are increasing, with forecasts pointing to more households and smaller household sizes—factors that can expand the tenant base and support occupancy stability. Attribution and neighborhood comparisons are based on CRE market data from WDSuite, providing context on how Archbold stacks up against metro and national patterns.
- Top-quartile neighborhood rank (17 of 244) within Toledo supports durable demand
- Elevated neighborhood occupancy and moderate renter concentration back stable leasing
- 1990 vintage is newer than area average, offering competitive positioning with manageable capex
- 3-mile household growth and smaller household sizes expand the renter pool over time
- Risk: accessible ownership costs and flat population trends may temper pricing power; underwriting should prioritize retention