| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Good |
| Demographics | 61st | Good |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5290 Montgomery Rd, Cincinnati, OH, 45212, US |
| Region / Metro | Cincinnati |
| Year of Construction | 1973 |
| Units | 28 |
| Transaction Date | 2004-11-19 |
| Transaction Price | $1,030,000 |
| Buyer | DETTINGER LLC |
| Seller | HILTON CAPITAL GROUP LLC |
5290 Montgomery Rd Cincinnati Multifamily Investment
Positioned in an inner-suburb corridor with steady renter demand and stable neighborhood occupancy, according to WDSuite’s CRE market data. The asset’s scale supports professional management while tapping into a large commuter tenant base.
This inner-suburb location in Cincinnati, Ohio sits within a renter-oriented area: the neighborhood’s renter-occupied share is 47.8% (top quartile nationally), indicating a deep tenant base for multifamily leasing. Neighborhood occupancy is approximately 90% and has edged higher over the past five years, supporting income stability relative to broader metro trends reported by WDSuite.
Vintage context matters here. The average neighborhood construction year skews early (1916), while the property was built in 1973. That positioning can offer competitive appeal versus older stock, though investors should plan for ongoing system upgrades and selective renovations typical for 1970s assets to maintain leasing velocity.
Livability signals are mixed but improving. Restaurant density ranks competitive among Cincinnati neighborhoods (84th of 611; top quintile nationally), while on-block cafes, parks, groceries, and pharmacies are limited, implying residents rely on nearby commercial corridors for daily needs. Home values sit around the regional midpoint, and a value-to-income profile above the national median suggests a high-cost ownership market relative to local incomes; this typically sustains multifamily demand and supports retention as households weigh renting against ownership.
Within a 3-mile radius, population has grown modestly with households increasing and average household size trending smaller. Projections through 2028 point to further population growth and a sizable increase in households, expanding the renter pool and supporting occupancy stability. Median rents in the 3-mile area have trended upward, and a rent-to-income ratio near 0.14 indicates manageable affordability pressure, which can help with lease management and renewal rates. Overall neighborhood performance is rated B- and sits near the metro median (rank 310 of 611), with NOI per unit levels competitive among Cincinnati submarkets according to WDSuite.
Safety readings are mixed in a way investors should contextualize. The neighborhood’s crime rank is 179 out of 611 Cincinnati neighborhoods, indicating crime levels above the metro median, yet nationally it sits modestly above the midpoint (around the 53rd percentile), suggesting comparative resilience versus many U.S. neighborhoods.
Trend data is a constructive signal: estimated property offenses have declined meaningfully year over year (top quintile improvement nationally), and violent offense trends have also improved (above-average national improvement). While these shifts are supportive for leasing and retention, prudent operations, lighting, and access controls remain important underwriting considerations.
The area’s employment base is anchored by major consumer goods, healthcare, grocery retail, and financial services employers within a short commute, supporting workforce housing demand and lease retention.
- Procter & Gamble Co. — consumer goods (3.6 miles)
- Humana — health insurance (4.6 miles)
- Procter & Gamble — consumer goods (5.6 miles) — HQ
- Kroger — grocery retail (5.7 miles) — HQ
- Western & Southern Financial Group — financial services (5.7 miles) — HQ
5290 Montgomery Rd offers a 28-unit footprint in a neighborhood with steady occupancy, a renter-occupied share in the top quartile nationally, and upward-trending rents. Built in 1973, the asset is newer than much of the surrounding housing stock, positioning it competitively against older inventory while still warranting capital planning for building systems and interior modernization. According to CRE market data from WDSuite, the area’s operating profile is near the metro median overall with NOI per unit levels that are competitive for Cincinnati, and rent-to-income levels suggest manageable affordability pressure that can aid renewal rates.
Within a 3-mile radius, modest population growth to date and a projected increase in households through 2028 point to renter pool expansion and support for occupancy stability. Elevated ownership costs relative to incomes in the neighborhood reinforce reliance on rental housing, while proximity to major employers underpins demand from commuters. Key risks include limited immediate walk-to amenities, mixed-but-improving safety versus the metro, and typical 1970s-vintage capex needs; these can be offset with targeted renovations and strong property management.
- Renter depth (top quartile nationally) and ~90% neighborhood occupancy support leasing stability
- 1973 vintage offers competitive positioning vs. older local stock with value-add potential
- 3-mile area projects household growth through 2028, expanding the tenant base
- Ownership costs above national median bolster renter reliance and retention
- Risks: limited immediate amenities, mixed relative safety in metro, and 1970s capital needs