| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Good |
| Demographics | 76th | Best |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 800 W Main St, Loveland, OH, 45140, US |
| Region / Metro | Loveland |
| Year of Construction | 1974 |
| Units | 90 |
| Transaction Date | 2015-11-19 |
| Transaction Price | $5,550,000 |
| Buyer | LEDIC Realty Company, LLC |
| Seller | Matrix Capital Partners |
800 W Main St, Loveland OH — 90-Unit Multifamily
Stable neighborhood occupancy and a high-income renter base point to durable cash flow potential, according to WDSuite s CRE market data. The submarket 96.7% neighborhood occupancy supports retention while leaving room for value-add execution at a 1970s vintage asset.
Loveland s neighborhood scores an A and ranks 66 out of 611 Cincinnati neighborhoods, placing it in the top quartile locally for overall fundamentals. Schools rate in the 96th percentile nationally, which can support family-oriented renter demand and longer tenancy. Neighborhood occupancy is strong at 96.7% (neighborhood-level measure), indicating stable leasing conditions versus many U.S. areas.
Amenity access skews practical: grocery and parks density sit above national norms (both around the low-to-mid 70s percentiles), while cafes and pharmacies are thinner nearby. For investors, that mix generally supports day-to-day convenience but may limit walkable lifestyle appeal, suggesting marketing should emphasize suburban access and schools rather than nightlife.
Tenure is primarily owner-oriented, with roughly a quarter of housing units renter-occupied at the neighborhood level. This typically implies a smaller but more stable renter pool, where higher household incomes and a low rent-to-income ratio (about 0.12) support collections and reduce near-term affordability pressure. Median home values are elevated for the region, which can reinforce reliance on multifamily for households not pursuing ownership, supporting pricing power over time.
Demographics aggregated within a 3-mile radius indicate modest recent population growth and rising incomes, with households projected to expand further, pointing to a gradually larger tenant base by the end of the forecast period. Rent trends have risen and are expected to continue advancing, aligning with strong school quality and suburban fundamentals to support occupancy stability.
The property s 1974 construction is slightly newer than the neighborhood s average vintage. For investors, mid-1970s assets often benefit from targeted capital plans modernizing interiors, common areas, and building systems to enhance competitiveness against newer stock while managing long-term CapEx.
Neighborhood safety trends are mixed but improving in key areas. Compared with neighborhoods nationwide, overall safety sits around the middle (near the national median), and within the Cincinnati metro it is roughly around the middle of the pack rather than top-tier. Notably, estimated property offenses have declined sharply year over year, placing the improvement in a high national percentile, which suggests recent momentum in the right direction.
Investors should frame safety in comparative terms competitive among some Cincinnati neighborhoods but not among the safest nationally and monitor continued trend improvement as part of ongoing risk management.
Proximity to established corporate offices supports a steady commuter renter base and can aid leasing stability, especially for workforce and professional households employed in health insurance, grocery retail corporate, financial services, pharmacy benefits, and industrial headquarters functions.
- Anthem Inc Mason Campus II health insurance (3.2 miles)
- Kroger DCIC grocery retail corporate (6.7 miles)
- Prudential Financial financial services (9.0 miles)
- Humana Pharmacy Solutions pharmacy benefits (9.1 miles)
- AK Steel Holding steel (9.3 miles) HQ
800 W Main St offers scale at 90 units in a suburban Cincinnati neighborhood with top-quartile local fundamentals, strong schools, and neighborhood occupancy near the top fifth nationally. The 1974 vintage positions the asset for targeted value-add and systems upgrades to compete with newer stock while leveraging a high-income renter base and a low rent-to-income profile for retention. Based on CRE market data from WDSuite, neighborhood rents have trended upward with additional gains forecast, supporting a renovation-driven uplift strategy.
The renter-occupied share is modest locally, suggesting a smaller but stable tenant pool; elevated home values in the area can sustain multifamily demand from households deferring ownership. Corporate employment nodes within a 10-mile radius broaden the commuter base, reinforcing leasing stability through cycles. Key risks include thinner walkable retail (limited cafes/pharmacies) and safety metrics that sit near the national middle, warranting routine property-level security and community engagement.
- Strong neighborhood fundamentals with top-tier schools and high occupancy
- 1974 vintage with clear value-add and CapEx planning pathways
- High-income renter base and low rent-to-income ratio support retention
- Nearby corporate employment hubs bolster leasing and renewal prospects
- Watch items: limited walkable retail and mid-range safety metrics