| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Best |
| Demographics | 84th | Best |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2065 Sutton Ave, Cincinnati, OH, 45230, US |
| Region / Metro | Cincinnati |
| Year of Construction | 1972 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2065 Sutton Ave, Cincinnati — 25-Unit Multifamily
Neighborhood occupancy remains elevated and rents track close to local incomes, according to WDSuite’s CRE market data, supporting steady cash flow potential. Inner-suburb positioning provides access to major Cincinnati employers without downtown pricing volatility.
Located in an inner-suburb pocket of Cincinnati, the neighborhood carries an A- rating and ranks 132 out of 611 metro neighborhoods — a top quartile position that suggests competitive fundamentals for a long-term multifamily hold. Based on CRE market data from WDSuite, neighborhood occupancy trends sit in the top decile nationally, indicating resilient renter demand and limited downtime risk; this reflects neighborhood conditions, not property-level performance.
Livability signals are mixed: immediate walkable amenities are limited (cafes, groceries, restaurants, and parks are sparse), while pharmacy access is comparatively strong (above the national median). For investors, the amenity profile implies residents may rely more on short drives to services, but essential goods access remains convenient, helping support day-to-day livability.
Tenure patterns within a 3-mile radius show a lower renter concentration (about one-quarter of housing units are renter-occupied), which can mean competition from ownership options; however, it also points to a stable base of residents who value convenience to jobs and services. Over the last five years, the 3-mile area saw moderate population growth with households also rising, and projections indicate a slight population dip alongside an increase in households and smaller average household sizes — dynamics that can expand the renter pool and support occupancy stability for efficiently sized units.
Rents in the neighborhood are near metro medians, and the local rent-to-income ratio around the mid-teens suggests manageable affordability pressure that can support retention while allowing measured rent growth. The area’s median home values are moderate in a national context, which can create some competition with ownership, but multifamily product that delivers convenience and value — particularly smaller footprints — can preserve leasing momentum.
The property’s 1972 vintage is older than the neighborhood’s average (1986). For investors, that typically calls for targeted capital planning around building systems and common areas, with potential value-add upside through thoughtful renovations and modernization to stay competitive against newer stock.
Safety indicators are mixed when viewed against metro and national benchmarks. The neighborhood’s overall crime rank sits around the middle of the pack (approximately the 305th position out of 611 Cincinnati metro neighborhoods), which translates to below-average safety nationally. However, recent trends show neighborhood property offenses declining, an improvement pace that is above the national median, according to WDSuite’s CRE market data.
Violent offense measures benchmark below national norms (lower national percentile), while property offense levels also trail national averages but have eased year over year. For underwriting, investors may consider security, lighting, and resident engagement measures as part of CapEx planning, especially given the 1972 vintage and the neighborhood’s mid-tier positioning within the metro.
Proximity to Cincinnati’s downtown corporate base supports renter demand via commute convenience and leasing stability. Key employers within roughly 6–7 miles include health insurance, consumer goods, financial services, insurance, and technology offices noted below.
- Humana — health insurance (6.1 miles)
- Procter & Gamble — consumer goods (6.2 miles) — HQ
- American Financial Group — insurance (6.3 miles) — HQ
- Western & Southern Financial Group — financial services (6.3 miles) — HQ
- HP — technology (6.4 miles)
This 25-unit, 1972-vintage asset sits in a top-quartile Cincinnati neighborhood where occupancy trends are strong and renter demand is supported by proximity to major employers. According to commercial real estate analysis from WDSuite, neighborhood occupancy is high by national standards, while local rent-to-income levels remain manageable — a combination that favors consistent collections with room for disciplined rent growth. The older vintage points to targeted CapEx and value-add potential, particularly in systems, interiors, and common areas to sharpen competitive positioning against newer stock.
Within a 3-mile radius, households have grown and are projected to expand further even as average household size trends smaller — conditions that can widen the renter base for smaller, efficiency-oriented units. Immediate amenity density is limited, but essential services and major employment nodes are a short drive away, which supports retention for residents prioritizing access and value.
- High neighborhood occupancy supports stable leasing and reduced downtime risk
- 1972 vintage offers value-add potential through targeted renovations and system upgrades
- Growing household counts within 3 miles point to a larger tenant base and demand durability
- Commute access to major Cincinnati employers underpins workforce demand and retention
- Risks: mid-tier safety metrics and sparse nearby amenities may require enhanced property management and thoughtful underwriting