| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 32nd | Good |
| Demographics | 48th | Good |
| Amenities | 50th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 120 E Maumee Ave, Napoleon, OH, 43545, US |
| Region / Metro | Napoleon |
| Year of Construction | 1991 |
| Units | 51 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
120 E Maumee Ave, Napoleon OH Multifamily Investment
Neighborhood occupancy is around the low 90s, indicating steady renter demand for workforce housing according to WDSuite’s CRE market data. Pricing remains accessible relative to incomes, which can support retention and limit downside volatility.
Napoleon’s core offers daily-needs convenience with groceries, pharmacies, cafes, and restaurants within the area, positioning it as a practical location for workforce renters. Parks are limited, but essential services and small-format retail are present, keeping errands efficient without relying on long commutes.
Within the Henry County metro context, the neighborhood is competitive among 18 neighborhoods (A+ neighborhood rating), and amenity access trends around the national middle, according to CRE market data from WDSuite. Neighborhood occupancy is about 90%–91%, which supports underwriting for stable operations while acknowledging normal turnover for Class B/C renter pools.
Vintage and property positioning: The property’s 1991 construction is newer than the neighborhood’s average 1963 vintage. That positioning can help competitiveness versus older stock, while typical 1990s-era systems may still benefit from targeted modernization or value-add finishes to sustain pricing power.
Tenure and renter base: Approximately one-third of housing units in the neighborhood are renter-occupied, indicating a moderate renter concentration and a sufficiently deep tenant base for multifamily leasing without overreliance on transient demand.
Demographics and demand drivers (3-mile radius): Local patterns point to smaller household sizes and a gradual increase in housing units per person over recent years. These shifts generally support consistent multifamily demand by widening the renter pool and reinforcing unit absorption, even as overall population growth may be subdued.
Affordability context: Home values remain lower than national averages in this part of Ohio, so ownership is relatively accessible. For investors, that can introduce some competition with entry-level ownership; however, relatively low rent-to-income levels in this neighborhood support lease retention and steady occupancy management.
Safety indicators trend modestly better than the national midpoint, with recent data showing year-over-year declines in both property and violent offenses. In national terms, this places the neighborhood above the median for safety, according to WDSuite’s CRE market data. As with any submarket, investors should assess property-level controls and lighting, but the directional trend provides a supportive backdrop for renter retention.
Regional employers in automotive components, glass packaging, energy, and building materials provide a diversified employment base within commuting range, supporting renter demand and lease stability.
- Dana Holding — automotive components (25.4 miles) — HQ
- Dana — automotive components (25.4 miles)
- Owens-Illinois — glass packaging (26.4 miles) — HQ
- Marathon Petroleum — energy (34.5 miles) — HQ
- Owens Corning — building materials (35.3 miles) — HQ
120 E Maumee Ave benefits from practical amenity access and neighborhood occupancy around 91%, supporting steady operations for workforce housing. The 1991 vintage is newer than the local average, suggesting competitive positioning versus older stock; targeted updates can further enhance leasing velocity and help sustain rent levels. According to CRE market data from WDSuite, rent-to-income levels sit in the low teens, reinforcing retention while leaving room for disciplined revenue management.
Homeownership remains relatively accessible in this part of Ohio, so underwriting should account for some competition from entry-level buying. Even so, a moderate renter concentration and proximity to diverse regional employers underpin a stable tenant base.
- Neighborhood occupancy near the low 90s supports stable operations and manageable turnover.
- 1991 construction offers competitive positioning versus older stock, with value-add upside via selective modernization.
- Rent-to-income levels in the low teens support retention and pricing discipline.
- Diverse regional employers within commuting range help sustain the renter pool.
- Risks: limited park access and relatively accessible ownership options may temper rent growth; monitor demand and renewal strategies accordingly.