| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Good |
| Demographics | 72nd | Best |
| Amenities | 49th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9600 Waterford Pl, Loveland, OH, 45140, US |
| Region / Metro | Loveland |
| Year of Construction | 1996 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9600 Waterford Pl Loveland Multifamily Investment
Positioned in a competitive Cincinnati suburb, the area shows solid renter demand supported by mid-to-upper household incomes and manageable rent-to-income levels, according to WDSuite’s CRE market data. Investors should focus on operations and tenant retention while leveraging neighborhood strengths in daily conveniences and parks access.
Loveland’s neighborhood ranks 80 out of 611 metro neighborhoods (A rating), placing it competitive among Cincinnati neighborhoods for overall livability and fundamentals, based on CRE market data from WDSuite. Local occupancy figures are measured for the neighborhood, not the property, and suggest room for operational outperformance through targeted leasing and renewal strategies.
Everyday convenience is a relative strength: grocery and pharmacy access score above national medians (grocery in the mid‑70s percentile; pharmacy in the high‑70s), and parks density is top quartile nationally. By contrast, cafes and childcare options are comparatively thin, which may affect lifestyle appeal for some renters and underscores the value of on‑site amenities.
The property’s 1996 vintage is slightly newer than the neighborhood average year of 1993, indicating competitive positioning versus older stock while still warranting capital planning for aging systems and selective modernization to support rent premiums.
Unit tenure patterns point to a stable but selective renter base. Within the neighborhood, the share of renter‑occupied housing units is moderate, and within a 3‑mile radius renters account for roughly three in ten units. That mix supports depth of demand for a 36‑unit asset while emphasizing the importance of product differentiation to sustain occupancy.
Demographic statistics aggregated within a 3‑mile radius indicate modest population growth historically with a forecast of additional population gains and a sizable increase in households alongside slightly smaller average household sizes. For investors, this suggests a gradually expanding tenant base and potential support for occupancy stability and leasing velocity.
Neighborhood rent levels trend near the upper half nationally while rent‑to‑income sits around the mid‑teens, implying balanced affordability that can support pricing power without overextending renters. Median home values sit near national midpoints and a relatively low value‑to‑income ratio signals a more accessible ownership market, which can create some competition; careful lease management and amenities can mitigate retention risk.
Safety metrics are favorable in context: the neighborhood’s crime profile ranks competitively among 611 Cincinnati‑area neighborhoods and sits around the 65th percentile nationally for safety, indicating comparatively lower crime than many U.S. neighborhoods. These figures describe neighborhood conditions, not the property.
Recent momentum is constructive, with one‑year declines in both property offenses (approximately −22.2%) and violent offenses (approximately −49.2%), according to WDSuite’s data. While crime can vary by micro‑location and time, the directional trend supports resident appeal and lease retention for well‑managed assets.
Nearby corporate nodes provide a diversified employment base that supports renter demand through short commutes and weekday stability, including insurance, healthcare services, retail operations, and industrial headquarters.
- Anthem Inc Mason Campus II — insurance operations (1.46 miles)
- Kroger DCIC — retail/consumer goods offices (6.07 miles)
- Humana Pharmacy Solutions — healthcare services (7.52 miles)
- AK Steel Holding — steel/industrial (7.63 miles) — HQ
- Prudential Financial — financial services (7.86 miles)
This 36‑unit, 1996‑vintage asset benefits from a suburban location that is competitive among Cincinnati neighborhoods, with daily‑needs amenities and parks access supporting renter appeal. Neighborhood rent levels sit in the upper half nationally while rent‑to‑income remains manageable, and, according to CRE market data from WDSuite, nearby safety trends have improved year over year. Within a 3‑mile radius, modest population growth and a forecast increase in households point to a gradually expanding tenant base that can support occupancy and renewals.
Key considerations include a relatively accessible ownership market that can compete for higher‑income households and a neighborhood renter concentration that is moderate rather than heavy. Targeted value‑add, amenity upgrades, and disciplined lease management can position the property to capture demand and sustain performance against both new supply and ownership alternatives.
- Suburban fundamentals with strong daily conveniences and top‑quartile parks density support resident appeal
- 1996 vintage offers competitive positioning vs. older stock, with scope for strategic modernization
- Renter demand supported by manageable rent‑to‑income levels and steady household growth within 3 miles
- Proximity to diversified employers underpins leasing stability and renewal prospects
- Risks: accessible ownership and moderate renter concentration require competitive amenities and active lease management