| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Best |
| Demographics | 84th | Best |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5491 Beechmont Ave, Cincinnati, OH, 45230, US |
| Region / Metro | Cincinnati |
| Year of Construction | 1972 |
| Units | 51 |
| Transaction Date | 2005-09-01 |
| Transaction Price | $818,400 |
| Buyer | THURNER INVESTMENTS LLC |
| Seller | THURNER GEORGE E |
5491 Beechmont Ave Cincinnati Value-Add Multifamily
Inner-suburb location with strong occupancy at the neighborhood level points to durable renter demand, according to WDSuite’s CRE market data. With a 1972 vintage and 51 units, the asset skews toward value-add potential while benefiting from broader metro demand stability.
Situated in an Inner Suburb of Cincinnati, the property draws from solid neighborhood fundamentals: the area’s occupancy trend sits in the top quartile among 611 metro neighborhoods and performs well versus national peers, based on WDSuite’s CRE market data. Renter concentration at the neighborhood level is also above the metro median, supporting a deeper tenant base and potential lease stability for smaller-unit assets.
Livability is anchored by everyday services more than destination amenities. Restaurants, cafes, groceries, and parks are sparse within the neighborhood cluster, but pharmacy access rates competitively among Cincinnati neighborhoods (high national percentile), which supports daily needs. Median asking rents in the neighborhood are mid-market for the region and have risen over the last five years, suggesting the submarket has maintained pricing power without overshooting.
Construction in the surrounding neighborhood skews newer than the subject (average 1986 versus the property’s 1972). For investors, that gap underscores both competitive pressure from newer stock and the potential to reposition through targeted renovations, systems upgrades, and refreshed common areas to capture demand from households prioritizing value and convenience.
Demographics aggregated within a 3-mile radius show recent population growth with increases in households and families, alongside rising median incomes. Forward-looking data indicate households are expected to increase further even as average household size trends lower, which typically expands the renter pool and supports occupancy for efficiently sized units. Home values in the neighborhood are mid-range for the metro; in practice, this means ownership is attainable for some households, yet rent-to-income levels remain manageable, supporting retention rather than accelerating move-outs to ownership.
Safety conditions sit below national averages for neighborhoods, per WDSuite’s CRE market data. Within the Cincinnati metro, the neighborhood’s crime positioning is around the middle of the pack out of 611 neighborhoods, indicating mixed safety signals compared to nearby areas.
A constructive note is that property offenses show a year-over-year decline, suggesting some easing in non-violent incidents. Even so, investors should underwrite with conservative assumptions, weigh security and lighting improvements as part of capital planning, and benchmark performance against comparable Inner Suburb assets.
Proximity to major employers supports commuter convenience and broad renter demand, including healthcare, consumer goods, financial services, technology, and banking employers listed below.
- Humana — health insurance (5.9 miles)
- Procter & Gamble — consumer goods (6.2 miles) — HQ
- Western & Southern Financial Group — financial services (6.2 miles) — HQ
- American Financial Group — insurance (6.3 miles) — HQ
- Hp — technology (6.3 miles)
- Fifth Third Bancorp — banking (6.6 miles) — HQ
This 51-unit, 1972-vintage property offers a straightforward value-add thesis in a neighborhood with above-median renter concentration and strong occupancy performance versus both metro and national benchmarks. According to CRE market data from WDSuite, the area’s occupancy trend sits in the top quartile among Cincinnati neighborhoods, while rising neighborhood-level rents and a mid-range value-to-income environment point to balanced pricing power rather than overextension.
For demand depth, household growth within a 3-mile radius and higher incomes support a stable tenant base, and forecasts show more households even as average household size edges down—conditions that typically expand the renter pool for efficiently sized units (average unit size ~422 sf). Competitive pressure from newer 1980s-era stock can be mitigated through targeted renovations, curb appeal, and operational execution, while ownership costs in the area may create some competition with for-sale options; however, rent-to-income ratios suggest manageable affordability pressure that can aid retention.
- Neighborhood occupancy in the top quartile of 611 metro neighborhoods supports lease-up and renewal stability.
- 1972 vintage presents clear value-add and systems-upgrade pathways to compete with newer stock.
- 3-mile household growth and rising incomes expand the tenant base and support rent durability.
- Proximity to diversified employers underpins steady renter demand across income tiers.
- Risks: safety metrics below national averages and competition from ownership options; underwrite for security and targeted upgrades.