| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 32nd | Good |
| Demographics | 48th | Good |
| Amenities | 50th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1800 Oakwood Ave, Napoleon, OH, 43545, US |
| Region / Metro | Napoleon |
| Year of Construction | 1985 |
| Units | 32 |
| Transaction Date | 2013-07-24 |
| Transaction Price | $950,000 |
| Buyer | OAKWOOD VILLAGE HOUSING LP |
| Seller | OAKWOOD VILLAGE LTD |
1800 Oakwood Ave, Napoleon OH Multifamily Investment
Newer 1985 vintage relative to the neighborhood's older housing stock supports competitive positioning and steady renter demand, according to WDSuite's CRE market data. Neighborhood renter-occupied share is meaningful, offering depth for leasing while still requiring disciplined rent and retention management.
Local amenities are a relative strength: grocery, restaurants, cafes, childcare, and pharmacies rank 1st out of 18 Henry County neighborhoods, making the area competitive among metro peers. Nationally these amenity measures fall around the middle of the pack (roughly 50s-60s percentiles), which suggests convenient daily needs coverage without urban density pricing. This positioning helps support leasing and day-to-day livability for workforce tenants.
The property's 1985 construction is newer than the neighborhood's average vintage (1963; rank 7 of 18), indicating potential competitiveness versus older inventory. Investors should still plan for aging systems and selective modernization to sustain appeal and reduce downtime.
Renter-occupied housing accounts for an estimated 35% of neighborhood units (rank 1 of 18; top quartile nationally), signaling a sizable tenant base for multifamily operators. Neighborhood occupancy is reported at 90.6% (rank 14 of 18), below the metro median, so underwriting should emphasize resident retention and leasing velocity rather than aggressive rent trade-outs.
Ownership costs are relatively accessible in this market (home values track in lower national percentiles), which can create some competition with entry-level ownership. At the same time, the neighborhood's rent-to-income profile is on the higher side nationally, pointing to potential affordability pressure in certain cohorts. Together, these dynamics call for measured pricing strategies and amenity-value alignment, supported by disciplined multifamily property research and operations.
Neighborhood safety trends are comparatively favorable within the region: crime ranks 15th out of 18 Henry County neighborhoods, indicating safer conditions versus many local peers. Nationally, crime measures sit modestly above average (around the low-60s percentile), reinforcing a generally stable environment for day-to-day operations.
Recent momentum is constructive: estimated year-over-year declines in both property and violent offenses place the neighborhood above national medians for improvement. While no single data point guarantees outcomes, these directional trends support resident retention and leasing stability when combined with prudent on-site management and lighting, access control, and community standards.
Regional employers within commuting range provide a diversified employment base that supports renter demand and lease stability, including auto components, packaging, building materials, and energy. The following nearby corporate offices and headquarters are most relevant to this neighborhood's workforce draw.
- Dana Holding - auto components (24.7 miles) - HQ
- Dana - auto components (24.7 miles)
- Owens-Illinois - glass packaging (25.9 miles) - HQ
- Owens Corning - building materials (34.5 miles) - HQ
- Marathon Petroleum - energy & refining (35.5 miles) - HQ
This 32-unit property's 1985 vintage positions it competitively versus older neighborhood stock while still warranting capital planning for systems and common-area updates. Amenity access is a local advantage (top-ranked within Henry County), supporting day-to-day convenience and leasing appeal. Neighborhood occupancy is 90.6%; based on CRE market data from WDSuite, this sits below the metro median, so sustained performance will hinge on resident retention, targeted upgrades, and disciplined renewal strategies.
Tenure patterns point to a meaningful renter base (high renter-occupied share by metro standards), yet lower local ownership costs can create competition from entry-level ownership. Operators who balance value-oriented improvements with careful rent-setting can capture steady demand while managing affordability pressure reflected in the area's rent-to-income profile.
- Newer 1985 vintage relative to area stock supports competitive positioning with manageable value-add scope.
- Top-ranked neighborhood amenities within the county enhance livability and leasing.
- Meaningful renter-occupied share underpins tenant base and renewal potential.
- Risks: neighborhood occupancy below metro median and competition from ownership options require disciplined pricing and retention plans.