| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Good |
| Demographics | 29th | Poor |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3306 Ruther Ave, Cincinnati, OH, 45220, US |
| Region / Metro | Cincinnati |
| Year of Construction | 1974 |
| Units | 32 |
| Transaction Date | 1998-12-10 |
| Transaction Price | $692,500 |
| Buyer | HEALTH ALLIANCE OF GREATER CINCINNATI |
| Seller | HEALTH ALLIANCE REAL ESTATE HOLDINGS INC |
3306 Ruther Ave Cincinnati Multifamily Investment
Renter demand is supported by a high renter-occupied share in the surrounding neighborhood and proximity to major employers, according to WDSuite’s CRE market data. Expect steady leasing interest driven by urban amenities and a location near Cincinnati’s job core.
This Inner Suburb location offers strong day-to-day convenience, with dining and cafes ranking competitively among 611 Cincinnati neighborhoods; cafes, parks, and restaurants score in the top quartile nationally, while the immediate grocery presence is limited, suggesting residents tap nearby districts for shopping. Neighborhood occupancy of 90.6% sits near the national midpoint, indicating generally stable leasing conditions rather than outsized tightness.
The neighborhood skews heavily renter-occupied (about four in five housing units are renter-occupied), ranking 6th out of 611 locally and in the 99th percentile nationally. For investors, this deep renter base supports demand resilience and absorption potential for multifamily units. Median contract rents at the neighborhood level trend toward the national middle, which can help sustain leasing while allowing targeted revenue management.
Within a 3-mile radius, population and household counts have expanded over the past five years, with forecasts pointing to further growth and a smaller average household size. This points to a larger tenant base and more single- and roommate-household formations that can support occupancy stability. Home values in the neighborhood sit above local income norms (a high value-to-income ratio, 93rd percentile nationally), reinforcing reliance on multifamily rentals and aiding lease retention and pricing power for well-positioned assets.
The property’s 1974 vintage is newer than the neighborhood’s average construction year (1935). That positioning can be competitively advantageous versus older stock, though investors should plan for systems modernization and targeted renovations to meet current renter expectations. For underwriting, monitor rent-to-income dynamics (neighborhood ratio at 0.28) to balance growth with retention risk and consider amenity-light gaps like limited grocery options in immediate walking range. These neighborhood insights reflect commercial real estate analysis grounded in WDSuite data rather than property-specific performance.
Safety indicators for the neighborhood track below national norms and below the metro median (crime rank 359 out of 611 Cincinnati neighborhoods). Nationally, the neighborhood sits in lower percentiles for both violent and property offenses, signaling a weaker safety profile relative to peers.
Recent trends are mixed: estimated property offenses eased modestly year over year, while violent offense estimates increased. Investors typically respond with enhanced on-site security measures, lighting, and access controls, and by leveraging professional management to support resident retention. These are neighborhood-level trends and not block-specific conditions.
Nearby corporate offices create a sizable commuter base that supports multifamily demand through convenience and lease retention. Key employers within a short drive include Humana, Kroger, HP, Macy s, and Procter & Gamble.
- Humana — corporate offices (1.8 miles)
- Kroger — corporate offices (2.3 miles) — HQ
- HP — corporate offices (2.5 miles)
- Macy's — corporate offices (2.5 miles) — HQ
- Procter & Gamble — corporate offices (2.6 miles) — HQ
3306 Ruther Ave sits in a renter-heavy neighborhood with competitive amenity access and proximity to Cincinnati s employment core. Neighborhood occupancy trends are near national mid-range, but the exceptionally high renter-occupied share and 3-mile demographic expansion suggest durable tenant demand. According to CRE market data from WDSuite, the area s ownership costs relative to income remain elevated, which typically supports rental reliance and pricing power for well-operated assets.
Built in 1974, the asset is newer than much of the surrounding housing stock, providing a relative competitive edge versus older assets; investors should still plan for targeted system updates and interior refreshes to capture value-add upside. Leasing strategy should consider moderate affordability pressure (neighborhood rent-to-income around 0.28) and use amenity and security enhancements to drive retention.
- Renter-occupied share ranks 6th of 611 locally, indicating deep demand for multifamily units.
- 3-mile population and household growth expand the tenant base and support occupancy stability.
- Elevated ownership costs vs. income reinforce rental reliance and potential pricing power.
- 1974 vintage offers value-add potential through targeted renovations and systems modernization.
- Risk: safety metrics trail metro and national norms; plan management and security investments.