| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Fair |
| Demographics | 31st | Poor |
| Amenities | 24th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2846 Harrison Ave, Cincinnati, OH, 45211, US |
| Region / Metro | Cincinnati |
| Year of Construction | 1978 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2846 Harrison Ave Cincinnati Multifamily Investment
Neighborhood occupancy sits around the metro midpoint while renter concentration is notably high, supporting a deep tenant base according to WDSuite’s CRE market data.
Situated in an Inner Suburb of Cincinnati, the property benefits from a neighborhood rated C with renter-occupied housing share among the highest in the metro. The neighborhood’s renter concentration is strong (measured for the neighborhood, not the property), pointing to stable multifamily demand and a broad leasing pool. Neighborhood occupancy trends are near the national and metro midpoints, indicating steady baseline absorption rather than a momentum-driven cycle.
Livability signals are mixed: parks access tracks in the top quartile nationally, and grocery availability sits above the national median, while cafes, restaurants, and pharmacies are sparse by national comparison. Average school ratings trend below national medians, which can influence unit mix strategy and tenant profiles. These conditions suggest value positioning and durable demand for practical, well-managed units rather than amenity-premium strategies.
Relative to local housing stock, the 1978 vintage is newer than the neighborhood average year built, which can enhance competitive positioning against older comparables. Investors should still underwrite aging systems and potential modernization to capture value-add upside. Neighborhood rents are below national norms but have shown meaningful multi‑year growth, supporting gradual revenue optimization without overextending affordability.
Within a 3‑mile radius, demographics indicate a large household base and a renter share slightly above owners, with projections showing household and income growth over the next five years. This expected renter pool expansion supports occupancy stability and moderate pricing power as supply is absorbed, based on CRE market data from WDSuite.
Safety indicators for the neighborhood trend weaker than both metro and national comparisons. The neighborhood ranks below the metro median for crime (measured against 611 Cincinnati-area neighborhoods), placing it in a more challenging cohort rather than top performers. Nationally, safety percentiles are low, indicating elevated incident rates relative to many U.S. neighborhoods.
Recent movement is mixed: estimated property offenses show a modest year‑over‑year decline, while violent offense estimates increased over the same period. Investors should incorporate prudent security measures, tenant screening, and insurance assumptions, and monitor whether the downward trend in property offenses persists at the neighborhood level.
Proximity to major employers in Downtown Cincinnati supports workforce housing demand and commute convenience for residents, notably across grocery, retail, banking, consumer goods, and financial services. The list below reflects nearby anchors that can underpin leasing stability.
- Kroger — grocery headquarters (4.98 miles) — HQ
- Macy's — retail headquarters (5.11 miles) — HQ
- Fifth Third Bancorp — banking headquarters (5.26 miles) — HQ
- Procter & Gamble — consumer goods headquarters (5.51 miles) — HQ
- Western & Southern Financial Group — insurance & financial services (5.55 miles) — HQ
This 84‑unit, 1978 multifamily asset aligns with a neighborhood featuring high renter concentration and occupancy near metro and national midpoints, supporting steady absorption and a deep tenant base. According to CRE market data from WDSuite, below‑national rents in the neighborhood and a top‑quartile value‑to‑income environment for ownership underpin continued reliance on rentals, aiding lease retention and demand durability. The property’s mid‑vintage positioning—newer than much of the local stock—offers value‑add pathways via targeted system upgrades, unit renovations, and operational improvements to differentiate from older comparables.
Within a 3‑mile radius, household counts and incomes are projected to rise, expanding the renter pool and supporting occupancy stability. Amenities are practical rather than premium—parks access is comparatively strong, grocers are accessible, while cafes, restaurants, and schools trend below national norms—favoring a strategy centered on dependable, cost‑effective housing. Investors should underwrite security and asset protection given weaker safety readings, while leveraging proximity to major employers to support leasing velocity.
- High neighborhood renter concentration supports demand depth and leasing stability.
- Occupancy around metro/national midpoints with below‑national rents provides room for gradual revenue optimization.
- 1978 vintage, newer than much of nearby stock, with value‑add potential through targeted renovations and system updates.
- 3‑mile household and income growth projections expand the renter pool and support ongoing absorption.
- Risks: weaker safety metrics and limited lifestyle amenities; plan for security, retention initiatives, and operational discipline.