| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Fair |
| Demographics | 58th | Good |
| Amenities | 50th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7429 Montgomery Rd, Cincinnati, OH, 45236, US |
| Region / Metro | Cincinnati |
| Year of Construction | 1973 |
| Units | 72 |
| Transaction Date | 2005-10-12 |
| Transaction Price | $2,780,000 |
| Buyer | NICALJEN LLC |
| Seller | TWIN PINES APARTMENTS LLC |
7429 Montgomery Rd Cincinnati Multifamily Value-Add Opportunity
Positioned in an inner-suburban pocket of Cincinnati with a deep renter base, the asset benefits from steady neighborhood occupancy and moderate rent levels, according to CRE market data from WDSuite. Neighborhood metrics referenced here describe area conditions, not the property’s own performance.
This inner suburb scores a B+ neighborhood rating and ranks 180 out of 611 Cincinnati metro neighborhoods, placing it competitive among Cincinnati neighborhoods for overall livability. Amenity access is a relative strength: cafés (85th percentile nationally), pharmacies (82nd), and restaurants (65th) are within reach, while parks and formal childcare options are limited within the immediate neighborhood footprint. For investors, the amenity mix supports daily convenience for residents and helps with leasing velocity.
Neighborhood occupancy is in the low 90s and has trended up over the last five years, based on CRE market data from WDSuite. Roughly half of area housing units are renter-occupied (48.5% renter concentration; 88th percentile nationally), indicating a sizable tenant base and demand depth for multifamily. These figures reflect neighborhood conditions and should be viewed as directional support for property-level lease stability.
Within a 3‑mile radius, recent years show modest population growth alongside a faster increase in households, expanding the local renter pool and supporting absorption. Home values are lower than many coastal markets, which can introduce some competition from ownership; however, moderate neighborhood rents relative to household incomes suggest manageable affordability pressure that can aid retention and renewals.
School scores in the neighborhood rate below national averages (15th percentile nationally). While this may matter for family renters, the smaller average unit sizes at the property may align more with singles and couples who prioritize commute convenience and everyday amenities over school quality.
Safety indicators are mixed but improving. The neighborhood sits below the national median for safety (overall crime around the 43rd percentile nationally), with violent and property offense rates also below national medians. However, year-over-year trends show declines in both violent and property offenses, which is a constructive signal for long-term stability.
Within the metro, the area is mid-pack: crime ranks 241 out of 611 Cincinnati neighborhoods, indicating conditions that are neither among the worst nor the best locally. Investors should underwrite with standard security and operational practices while recognizing the recent downward trend in incident rates.
Nearby corporate employment anchors span retail, consumer goods, and healthcare, supporting a broad commuter tenant base and aiding retention for workforce housing. Notable employers include Kroger DCIC, Prudential Financial, Procter & Gamble Co., Humana, and Procter & Gamble’s downtown headquarters.
- Kroger DCIC — retail operations (3.3 miles)
- Prudential Financial — insurance & financial services (5.4 miles)
- Procter & Gamble Co. — consumer goods offices (5.9 miles)
- Humana — healthcare services (7.7 miles)
- Procter & Gamble — consumer goods HQ (8.6 miles) — HQ
Built in 1973 across 72 units, the property offers classic-vintage scale with potential for targeted upgrades to interiors and common areas. The surrounding neighborhood posts steady occupancy and a high share of renter-occupied housing, indicating a durable tenant base. Within a 3‑mile radius, population and household growth point to a larger renter pool over the next several years, supporting leasing fundamentals.
Moderate neighborhood rents relative to incomes can support retention while leaving room for measured value-add execution. According to WDSuite’s commercial real estate analysis, area-level occupancy has edged higher in recent years, and proximity to diversified employers underpins demand. Key underwriting considerations include the property’s vintage—where systems modernization and amenity refreshes may be prudent—and some competition from ownership given accessible home values.
- 1973 vintage with clear value-add levers in unit finishes and building systems
- Strong renter concentration locally supports demand depth and occupancy stability
- 3‑mile radius shows expanding households and a growing renter pool
- Amenity access (cafés, pharmacies, restaurants) aids leasing and retention
- Risk: below-median national safety metrics and ownership competition warrant conservative underwriting