| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 32nd | Good |
| Demographics | 48th | Good |
| Amenities | 50th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1140 E Riverview Ave, Napoleon, OH, 43545, US |
| Region / Metro | Napoleon |
| Year of Construction | 1979 |
| Units | 43 |
| Transaction Date | 2001-03-09 |
| Transaction Price | $1,750,000 |
| Buyer | WURSTER PROPERTIES INC |
| Seller | RIVERVIEW APTS INC |
1140 E Riverview Ave, Napoleon OH Multifamily Opportunity
Neighborhood renter concentration supports a consistent tenant base, and occupancy trends appear stable relative to local options, according to WDSuite’s CRE market data.
This rural neighborhood in Napoleon offers everyday conveniences with a small-town profile. Amenity access ranks 1st among 18 Henry County neighborhoods, placing it in the top quartile locally, while national amenity measures are closer to mid-pack. Cafes, groceries, pharmacies, and restaurants track near or slightly above national averages for similar areas, though formal park access is limited.
For investors, neighborhood occupancy is measured for the neighborhood (not this property) and currently sits below the county median based on WDSuite’s data, signaling the need for disciplined leasing and renewal management. At the same time, renter-occupied housing accounts for a comparatively higher share locally, which points to demand depth for multifamily product and supports leasing stability.
Vintage context matters: the area’s average construction year is 1963, while the subject property was built in 1979. Being newer than the local average can provide a relative competitiveness edge versus older stock, although selective system upgrades and modernization may still be prudent to support rent positioning.
Within a 3-mile radius, trends indicate smaller household sizes and a modest contraction in population, which suggests a more selective renter pool. However, relatively accessible home values in the area and a low rent-to-income burden support resident retention for well-managed assets. For owners, this typically means steady demand with measured pricing power and heightened focus on unit quality and operations.
Safety indicators for the neighborhood perform above average compared with many U.S. neighborhoods, with overall crime levels around the 62nd national percentile. Within Henry County, the area ranks 15th out of 18 neighborhoods by WDSuite’s measure (higher rank indicates comparatively less crime in this framework), pointing to a safer position relative to several nearby areas.
Recent trends are constructive: both property and violent offense rates have moved lower year over year, with declines that place the neighborhood above national medians for improvement. As always, investors should underwrite to current data and monitor local trends over time rather than block-level assumptions.
Regional employers within commuting range help support renter demand through steady payrolls and diversified industries, including auto parts, glass packaging, building materials, and energy. The list below highlights nearby corporate offices that contribute to the area’s employment base and potential leasing stability.
- Dana — auto parts (23.8 miles)
- Dana Holding — auto parts (23.8 miles) — HQ
- Owens-Illinois — glass packaging (24.9 miles) — HQ
- Owens Corning — building materials (33.6 miles) — HQ
- Marathon Petroleum — energy & refining (34.8 miles) — HQ
The investment case centers on durable renter demand in a rural submarket, supported by a comparatively high share of renter-occupied housing and everyday amenities that are competitive among Henry County neighborhoods. While neighborhood occupancy is below the local median, rent burdens remain low, aiding renewal probability and supporting steady cash flow for well-managed assets. According to CRE market data from WDSuite, the area’s safety profile is above national averages and trending positively, which can reinforce retention.
Built in 1979, the property is newer than the neighborhood’s average vintage (1963). This positioning can offer a competitive edge versus older inventory while leaving room for targeted capital improvements to enhance unit appeal and operational efficiency. With homeownership relatively accessible in the area, disciplined pricing and thoughtful value-add scopes become important to maintain occupancy and capture incremental rent.
- Renter-occupied housing share supports depth of tenant base and leasing stability.
- Amenity access ranks in the top quartile among 18 county neighborhoods, aiding day-to-day livability.
- 1979 vintage offers relative competitiveness versus older local stock with selective value-add upside.
- Safety metrics are above national averages and improving, supporting retention and asset quality.
- Risk: Neighborhood occupancy trails the county median and homeownership is attainable, requiring disciplined pricing and asset management.