| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Good |
| Demographics | 70th | Best |
| Amenities | 21st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5460 Beechmont Ave, Cincinnati, OH, 45230, US |
| Region / Metro | Cincinnati |
| Year of Construction | 1976 |
| Units | 45 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5460 Beechmont Ave Cincinnati Multifamily Investment
Positioned in an inner-suburban pocket with steady renter demand and neighborhood occupancy near the national midpoint, this asset offers durable cash flow potential, according to WDSuite’s CRE market data. The area’s renter concentration and access to daily needs support leasing consistency without relying on premium amenity drivers.
This inner-suburban neighborhood rates B+ and is competitive among Cincinnati neighborhoods (rank 220 of 611), indicating balanced fundamentals that support multifamily performance. Neighborhood occupancy is slightly above the national midpoint, which helps underpin leasing stability and reduces volatility relative to more cyclical submarkets.
Local convenience is anchored by relatively strong grocery access (rank 121 of 611; upper half metro, 69th percentile nationally), while cafes, parks, and pharmacies are limited within the neighborhood boundary. For investors, this mix points to dependable day-to-day amenities that support retention, even if lifestyle-oriented offerings are thinner locally.
The housing stock skews moderately renter-occupied at roughly 37% of units, providing a meaningful tenant base without being saturated by rentals. Median contract rents sit in a mid-market range and a rent-to-income profile around the national midpoint suggests manageable affordability pressure—favorable for lease management and renewal probability.
Within a 3-mile radius, recent years show modest population growth with a parallel rise in households; forward-looking data indicates households are expected to continue increasing even as population trends flatten, implying smaller household sizes and a broader addressable renter pool. Median incomes in the 3-mile area are elevated versus many Midwest suburbs, supporting demand for well-managed units and measured rent growth.
Vintage context matters: the subject’s 1976 construction is newer than the neighborhood’s average vintage (1964). That relative age can be a competitive advantage versus older comparables, though investors should underwrite ongoing system updates and targeted renovations to sustain positioning and capture value-add upside.
Ownership costs appear moderate in the immediate neighborhood context, which can introduce some competition from for-sale options. However, elevated incomes in the broader 3-mile radius and a balanced value-to-income environment generally support stable rental demand rather than sharp shifts toward ownership.
Safety indicators for the neighborhood sit around the metro middle (crime rank 290 out of 611), translating to conditions that are neither among the strongest nor the weakest locally. Compared nationally, safety metrics are below average, with violent and property offense rates placing in the lower national percentiles.
Recent trends offer a constructive note: estimated property offenses declined meaningfully year over year, signaling some improvement in non-violent incidents. Investors should weigh current conditions against this trajectory and focus on standard measures—lighting, access controls, and resident engagement—to support tenant retention and asset performance.
Proximity to major employers—including Humana, Procter & Gamble, Western & Southern Financial Group, American Financial Group, and HP—supports a diverse white-collar workforce within typical commuting range, which can enhance tenant retention and weekday occupancy stability.
- Humana — healthcare insurance (5.8 miles)
- Procter & Gamble — consumer goods HQ & corporate (6.1 miles) — HQ
- Western & Southern Financial Group — financial services (6.1 miles) — HQ
- American Financial Group — insurance (6.2 miles) — HQ
- HP — technology (6.2 miles)
With 45 units and a 1976 vintage, the property sits newer than the neighborhood’s average stock, offering a foothold for value-add upgrades while maintaining competitive positioning against older assets. Neighborhood occupancy trends hover slightly above the national midpoint, and the renter share indicates a durable tenant base that supports steady leasing.
Within a 3-mile radius, rising household counts alongside steady-to-flat population trends point to smaller household sizes and a broadening renter pool—conditions that typically favor multifamily stability. According to CRE market data from WDSuite, local rents and rent-to-income dynamics are in a mid-range band, which supports retention and measured rent growth rather than outsized swings.
- Relative vintage advantage (1976) vs. older neighborhood stock, with clear renovation and systems-upgrade pathways.
- Neighborhood occupancy near the national midpoint supports stable leasing and cash flow visibility.
- 3-mile household growth and higher incomes broaden the tenant base and underpin rent durability.
- Grocery access is solid for daily needs, aiding retention even with limited lifestyle amenities nearby.
- Risks: safety metrics below national averages and some competition from ownership options; underwrite security measures and prudent rent setting.