| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Fair |
| Demographics | 41st | Fair |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1385 W Galbraith Rd, Cincinnati, OH, 45231, US |
| Region / Metro | Cincinnati |
| Year of Construction | 1978 |
| Units | 44 |
| Transaction Date | 2022-01-24 |
| Transaction Price | $229,000 |
| Buyer | TOP LINE INVESTMENTS LLC |
| Seller | 1385 W GALBRAITH LLC |
1385 W Galbraith Rd Cincinnati Value-Add Multifamily
Workforce renter demand is supported by strong nearby employers and everyday amenities, according to WDSuite’s CRE market data, while pricing remains anchored by an accessible ownership market that can moderate near-term rent growth.
Rated A- and positioned as an Inner Suburb, the neighborhood ranks in the top quartile among 611 metro neighborhoods, signaling solid overall fundamentals for multifamily investors. Pharmacy and childcare access score in high national percentiles, and grocery options are competitive for the metro, supporting daily convenience that helps with leasing and retention.
Amenity density trends are favorable versus national peers: cafes and childcare facilities index strongly (both above the 90th percentile nationally), with pharmacies even higher. Park access is limited, which may reduce outdoor amenity appeal; however, the everyday services mix and proximity to major job centers provide a counterbalance for working households.
The median school rating for the neighborhood benchmarks in a low national percentile, which can temper appeal for some family renters. Investors may prioritize interior finishes, on-site services, or unit mix targeting singles and couples to offset school quality headwinds.
Vintage context matters: the average neighborhood construction year skews older (1957), while this property’s 1978 vintage is newer than much of the local stock. That positions the asset relatively well versus older comparables, though selective renovations and systems updates may still be warranted to compete for quality-conscious tenants.
Tenure data point to a stable renter base: roughly one-third of housing units in the neighborhood are renter-occupied, and within a 3-mile radius the renter-occupied share is about two-fifths. This depth of renters supports demand for professionally managed units and can aid leasing velocity for a 44-unit asset.
Within a 3-mile radius, demographic statistics indicate modest population growth and an expected increase in households over the next five years, alongside slightly smaller average household size. That combination typically expands the tenant base and supports occupancy stability. Rising household incomes in the same radius further underpin rent collections and renewal potential.
Ownership costs in the neighborhood are comparatively accessible versus national norms, which can introduce competition from for-sale housing. For multifamily operators, this implies a focus on value, convenience, and service quality to sustain pricing power and retention. Rent-to-income ratios track at levels consistent with manageable affordability pressure, supporting lease management and renewal strategies.
Safety indicators are mixed. Compared with neighborhoods nationwide, the area benchmarks below the national midpoint for overall safety, with violent and property offenses indexing in lower national percentiles. At the metro level, the neighborhood performs below the Cincinnati average for safety, indicating investors should underwrite prudent security measures and monitor operating practices accordingly.
Trend signals are constructive: according to WDSuite’s CRE market data, both violent and property offense rates have declined year over year, with property offenses showing a notably sharper improvement. While one-year gains do not guarantee persistence, the direction of change supports gradual risk moderation assumptions when paired with disciplined on-site management.
The location serves a broad employment base spanning consumer goods, insurance/financials, healthcare, and groceries—industries that support steady workforce renter demand and commute convenience for tenants. The employers below reflect nearby corporate offices and headquarters within a short drive.
- Procter & Gamble Co. — consumer goods (2.28 miles)
- Prudential Financial — insurance & financial services (6.41 miles)
- Cincinnati Financial — insurance (6.42 miles) — HQ
- Humana — healthcare services (7.19 miles)
- Kroger — grocery & retail (7.67 miles) — HQ
1385 W Galbraith Rd offers a workforce-oriented profile with everyday amenities, proximity to diversified employers, and a renter base broad enough to support steady leasing. Neighborhood metrics place the area in the top quartile among 611 Cincinnati metro neighborhoods, while 3-mile statistics point to modest population growth, an increase in households, and higher incomes—factors that expand the tenant base and support occupancy stability. According to CRE market data from WDSuite, neighborhood occupancy trends sit below national medians, suggesting operators should emphasize value and service to capture demand efficiently.
Built in 1978, the property is newer than much of the local housing stock, creating relative competitive positioning versus older assets while still allowing for targeted value-add through interior updates and modernization of building systems. An accessible ownership market may temper rent growth in certain segments, but rising incomes and employer proximity can sustain renter demand and renewals. Operators should also account for mixed safety indicators and lower school ratings with appropriate underwriting and community management.
- Diversified employer base and strong daily amenities support leasing and retention
- Top-quartile neighborhood standing among 611 metro areas with 3-mile household growth projections
- 1978 vintage offers competitive positioning versus older stock with clear value-add pathways
- Manageable rent-to-income dynamics support pricing discipline and renewal strategies
- Risks: below-median safety metrics, limited park access, and potential competition from accessible ownership