| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Best |
| Demographics | 81st | Best |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1149 Asbury Rd, Cincinnati, OH, 45255, US |
| Region / Metro | Cincinnati |
| Year of Construction | 1985 |
| Units | 50 |
| Transaction Date | 2015-10-12 |
| Transaction Price | $100,000 |
| Buyer | ANDERSON MOB LLC |
| Seller | ASBURY WOODS LTD |
1149 Asbury Rd, Cincinnati OH — 50-Unit Multifamily Investment
Neighborhood-level occupancy is exceptionally tight, supporting stable leasing conditions, according to WDSuite’s CRE market data. With a moderate renter base and strong incomes in the area, the property’s smaller-format units can position well for steady demand and retention.
Located in Cincinnati’s inner suburbs, the property sits in a neighborhood rated A+ and ranked 9th out of 611 metro neighborhoods — a top quartile position that signals durable location fundamentals for multifamily. Neighborhood occupancy is reported at 100% (neighborhood metric, not the property), placing it 1st of 611 and indicating very limited available supply relative to demand, based on CRE market data from WDSuite.
Daily-life amenities are competitive among Cincinnati neighborhoods: overall amenity access ranks 45th of 611 (top quartile metro standing), with cafes and childcare availability performing well compared with neighborhoods nationwide (both in the 80s by national percentile). Grocery options are thinner locally, so residents may rely on nearby corridors for weekly shopping, which investors should consider in marketing and tenant retention strategies.
Schools test well in this catchment (average rating near the top decile nationally), which can support leasing to households seeking stability. Median household incomes rank above the metro median and sit in the low 70s by national percentile, while the rent-to-income ratio trends on the lower side, a positive for lease renewal and pricing power over time.
Renter-occupied housing accounts for roughly one-third of neighborhood units, indicating a meaningful but not saturated renter concentration — a setup that supports depth of the tenant base without excessive competition across properties. Home values are elevated for the metro context, which can reinforce reliance on multifamily housing among households prioritizing monthly payment predictability.
Within a 3-mile radius, households have grown modestly in recent years and are projected to expand further, even as average household size trends lower. This points to a larger tenant base and consistent absorption potential for efficiently sized units such as those at this asset.
Safety indicators are mixed when viewed against metro and national context. The neighborhood’s overall crime rank sits in the lower half of Cincinnati (275th of 611), translating to conditions that are around the metro middle but below the national middle. Property offenses track near the national midpoint, while violent offense levels sit below the national midpoint and have recently trended higher year over year. These comparisons are at the neighborhood scale and should be weighed alongside property-level measures such as lighting, access control, and on-site management practices.
A diversified employment base within a sub-10-mile commute supports renter demand, including utilities, health insurance, consumer goods, and financial services. Key nearby employers include Duke Energy, Humana, Procter & Gamble, Western & Southern Financial Group, and American Financial Group.
- Duke Energy — utilities (8.8 miles)
- Humana — health insurance (8.9 miles)
- Procter & Gamble — consumer goods (8.9 miles) — HQ
- Western & Southern Financial Group — financial services (9.0 miles) — HQ
- American Financial Group — insurance (9.0 miles) — HQ
This 50-unit asset offers exposure to a top-quartile Cincinnati neighborhood with very tight neighborhood-level occupancy and above-median incomes, supporting stable rent rolls. Smaller average unit sizes can broaden affordability and help sustain leasing velocity, while an expanding household base within a 3-mile radius points to ongoing renter pool expansion and support for occupancy stability, based on CRE market data from WDSuite.
Balanced tenure dynamics — with a moderate share of renter-occupied housing — limit overbuilding pressures locally yet provide sufficient depth for consistent leasing. Investors should underwrite around mixed but manageable safety trends and thinner grocery access, offset by strong schools, commuter convenience to major employers, and steady rent growth trajectories at the neighborhood level.
- Top-quartile Cincinnati location with tight neighborhood occupancy supporting stable cash flow
- Smaller-format units expand affordability and support leasing velocity and retention
- Within 3 miles, household growth and smaller household sizes expand the tenant base
- Proximity to diversified employment cores underpins demand and commute convenience
- Risks: mixed safety trends and limited nearby grocery options warrant asset-level mitigation