| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 32nd | Good |
| Demographics | 48th | Good |
| Amenities | 50th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1212 E Riverview Ave, Napoleon, OH, 43545, US |
| Region / Metro | Napoleon |
| Year of Construction | 1979 |
| Units | 48 |
| Transaction Date | 2001-03-09 |
| Transaction Price | $1,750,000 |
| Buyer | WURSTER PROPERTIES INC |
| Seller | RIVERVIEW APTS INC |
1212 E Riverview Ave Napoleon, OH Multifamily Investment
Investor positioning centers on steady renter demand supported by a renter-occupied share in the neighborhood and relatively low rent-to-income ratios, according to CRE market data from WDSuite. Neighborhood fundamentals rank competitively within the metro, offering stable cash flow potential with disciplined lease management.
Livability is practical for workforce renters: neighborhood amenities sit around the national middle with cafes, groceries, and pharmacies measuring slightly above national medians, while park access is limited. This mix supports daily convenience but suggests on-site community spaces may add leasing appeal.
For investors, tenancy composition matters: approximately one-third of neighborhood housing units are renter-occupied, indicating a defined yet not saturated renter base that can support absorption for a 48-unit property. Neighborhood occupancy is below the metro median among 18 neighborhoods, so competitive pricing and renewal strategies should help sustain leasing velocity.
Home values in the area are lower than many U.S. neighborhoods, and rents track on the lower side as well; together, this creates a high-cost-ownership contrast that is modest. In investor terms, relatively low rent-to-income ratios support retention, while more accessible ownership options can create competition at the margin—highlighting the importance of product differentiation and service quality.
Demographic signals within a 3-mile radius show a smaller average household size and a modest contraction in population in recent years, while household incomes have risen. For multifamily, this points to a stable day-to-day tenant profile with potential for steady collections, but also underscores the need for targeted marketing and value-add amenities to maintain occupancy.
The neighborhood carries an A+ rating and ranks in the top quartile among 18 metro neighborhoods, based on CRE market data from WDSuite. That positioning, combined with practical amenities and manageable affordability pressure, supports a cautious-but-constructive view on long-term demand.
Neighborhood safety trends compare favorably. Relative to other parts of Henry County, crime ranks on the safer side (above the metro average among 18 neighborhoods). Nationally, indicators sit above the median, suggesting comparatively lower incidents than many U.S. neighborhoods.
Recent year-over-year readings show declines in both property and violent offenses, reinforcing an improving trajectory. While conditions can vary by block and over time, these comparative and directional signals are constructive for renter retention and leasing stability.
Regional employment anchors within commuting range help support renter demand and retention, led by manufacturing and materials headquarters concentrated around the Toledo and Findlay corridors. The employers below reflect the nearest major corporate offices likely to influence workforce housing demand.
- Dana Holding — automotive components (23.7 miles) — HQ
- Dana — automotive components (23.7 miles)
- Owens-Illinois — glass & packaging (24.8 miles) — HQ
- Owens Corning — building materials (33.5 miles) — HQ
- Marathon Petroleum — energy (34.9 miles) — HQ
1212 E Riverview Ave is a 1979-vintage, 48-unit asset positioned for durable occupancy through affordability and proximity to regional employers. The vintage is newer than the neighborhood’s average stock, offering competitive positioning versus older properties, though investors should plan for selective system updates or renovations to enhance appeal and operating efficiency. According to CRE market data from WDSuite, neighborhood standing is strong within the metro, with safety trends improving and a renter base sufficient to support a mid-size asset when paired with disciplined leasing and renewals.
Demand is underpinned by practical amenities and relatively low rent-to-income ratios that can aid lease retention. Offsetting factors include a metro-relative occupancy level that trails the median and modest population contraction within a 3-mile radius, which makes asset-level differentiation—unit finishes, on-site services, and resident experience—important to maintain pricing power and limit downtime.
- Competitive 1979 vintage versus older neighborhood stock; plan targeted capital to boost appeal
- Affordability supports retention, with rent-to-income levels favoring steady collections
- Regional employers within commuting range underpin workforce renter demand
- Neighborhood ranks strongly within the metro, with improving safety trends
- Risks: below-median metro occupancy and modest population contraction require focused leasing strategy