| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Good |
| Demographics | 65th | Good |
| Amenities | 20th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1804 Sutton Ave, Cincinnati, OH, 45230, US |
| Region / Metro | Cincinnati |
| Year of Construction | 1973 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1804 Sutton Ave Cincinnati Multifamily Investment
Stabilized renter demand in an inner-suburban pocket of Cincinnati, with occupancy for the surrounding neighborhood holding in the mid-90s, according to WDSuite’s CRE market data. The property’s compact unit mix can help sustain leasing velocity while keeping monthly rents accessible relative to area incomes.
Located in an Inner Suburb of Cincinnati (neighborhood rating: B), the area offers steady rental dynamics and practical conveniences rather than destination amenities. Neighborhood occupancy is in the mid-90s and sits in the top quartile nationally, signaling healthy absorption and supporting lease stability at the property level; this figure refers to the neighborhood, not the building.
Retail and daily-needs access are serviceable: grocery availability ranks above the metro median (rank 147 of 611; about the 65th percentile nationally), while restaurants are competitive with the broader region (rank 265 of 611; roughly the national middle). Specialty amenities such as parks, cafes, and pharmacies are limited within the immediate neighborhood, which may temper lifestyle appeal but can also concentrate demand toward practical, workforce-oriented housing.
Tenure patterns suggest a meaningful renter base: approximately the low-to-mid 40% share of housing units are renter-occupied in the neighborhood (rank 122 of 611; high-80s percentile nationally). For investors, this indicates depth in prospective tenants and helps underpin ongoing leasing activity and renewal potential.
Within a 3-mile radius, demographics point to a large, diversified tenant pool with recent population growth and a modest increase in households. Forward-looking data show households continuing to rise even as population trends soften, implying smaller household sizes and a gradual renter pool expansion that can support occupancy stability. Median household incomes are firmly in the six-figure range, and current median asking rents remain sub-$1,000, leaving room for measured rent growth and prudent lease management.
Home values in the neighborhood are around the regional middle, creating a high-cost ownership market relative to entry-level renters but not extreme by national standards. For multifamily, that balance can sustain rental demand while keeping some competition from for-sale options in check, aiding retention and measured pricing power over hold periods.
Safety indicators for the neighborhood trend below national averages, with crime measures positioned in the lower national percentiles and below the metro median (crime rank 338 of 611). Property and violent offense rates are comparatively elevated versus many U.S. neighborhoods (teens percentile nationally), so underwriting should assume conservative security and loss assumptions.
Recent year-over-year data indicate an uptick in violent offense estimates. While conditions can vary by block and over time, investors should monitor trendlines and consider measures that support resident comfort and asset preservation, especially during repositioning or lease-up.
Employment access is a core strength: several large corporate employers cluster within 6–7 miles, supporting commute convenience and a steady renter pipeline for workforce and professional tenants. The list below reflects nearby healthcare, consumer goods, financial services, and technology offices that underpin daily demand.
- Humana — healthcare services (6.2 miles)
- Procter & Gamble — consumer goods (6.3 miles) — HQ
- Western & Southern Financial Group — financial services (6.3 miles) — HQ
- American Financial Group — financial services (6.4 miles) — HQ
- Hp — technology (6.5 miles)
Built in 1973, the asset is newer than much of the surrounding housing stock, which skews to the 1950s. That vintage positioning offers competitive appeal versus older comparables, while still leaving scope for targeted capital improvements to modernize systems and capture value-add upside. Neighborhood occupancy sits in the mid-90s, and renter concentration is meaningful, providing a solid base for leasing continuity. Within a 3-mile radius, recent population gains and rising household counts indicate a larger tenant base; even with a softer population outlook ahead, household growth suggests more renters entering the market, supporting steady absorption.
Compact, efficiency-style layouts can support rent-per-foot while keeping monthly rents attainable relative to area incomes. Based on commercial real estate analysis from WDSuite, neighborhood-level rent-to-income dynamics appear manageable, and current median asking rents trail projected levels over the next several years—creating room for disciplined rent growth alongside ongoing unit upgrades and common-area enhancements.
- Neighborhood occupancy in the mid-90s supports leasing stability and renewal potential.
- 1970s vintage offers value-add upside through system upgrades and interior refreshes versus older local stock.
- 3-mile radius shows rising household counts, expanding the prospective renter base even if population growth moderates.
- Income levels support measured rent growth while compact units help maintain accessible monthly rents.
- Risks: below-average safety metrics and limited nearby lifestyle amenities; underwriting should reflect security, retention, and marketing considerations.