| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 32nd | Fair |
| Demographics | 41st | Good |
| Amenities | 13th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 101 Janice St, Greenfield, OH, 45123, US |
| Region / Metro | Greenfield |
| Year of Construction | 1999 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
101 Janice St Greenfield OH Multifamily Investment
Built in 1999, this 25-unit asset sits in a rural neighborhood where neighborhood occupancy trends indicate steady tenant retention; according to WDSuite’s CRE market data, the rent-to-income profile points to manageable affordability that can support collections.
Greenfield’s rural setting offers a quieter operating environment with basic retail access; grocery availability ranks above the metro median among 27 neighborhoods, while restaurants and everyday services are thinner than urban peers. Amenities are limited, so residents are more car-dependent, which typically suits workforce housing positioning rather than lifestyle-driven offerings.
Neighborhood occupancy is above the metro median among 27 neighborhoods and has trended up over the past five years, signaling reasonably stable leasing conditions. Median contract rents for the neighborhood sit on the lower end of the metro, which, together with a high national percentile for low rent-to-income, indicates affordability that can underpin retention, though it may temper near-term rent growth potential.
The property’s 1999 construction is newer than the neighborhood’s average 1979 vintage, suggesting relative competitiveness versus older local stock. Investors should still plan for aging systems and selective upgrades to sustain positioning and support rent premiums over legacy comparables.
Within a 3-mile radius, population has expanded over the last five years and median household incomes rank above the national midpoint, reinforcing a stable tenant base and supporting occupancy stability. The share of housing units that are renter-occupied in the neighborhood is roughly one-fifth, implying a smaller but steady renter pool; underwriting should reflect a thinner demand funnel and focus on retention and lease management.
Home values in the neighborhood are lower relative to many U.S. areas, and the value-to-income ratio is also low by national standards. That ownership accessibility can create competition with rentals, making value, convenience, and well-executed renovations important levers for pricing power and renewals.
Based on WDSuite’s data, the neighborhood’s overall crime rank is above the metro median (ranked 11 out of 27), while nationally it sits in a strong position with Top quartile nationally indicators across several safety measures. Violent and property offense estimates also trend favorably at the national level, and one-year changes indicate declining incidents, which supports perception stability for residents and lenders.
Investors should underwrite to local operating realities rather than block-level assumptions, but the combination of above-median metro standing and high national percentiles suggests safety conditions that are supportive of leasing and resident retention relative to many U.S. neighborhoods.
The broader labor shed features distribution and corporate services roles that can feed workforce housing demand for commuters, including operations tied to Staples, Avnet Services, and Xerox.
- Staples Fulfillment Center — distribution (38.0 miles)
- Avnet Services — corporate services (42.1 miles)
- The Xerox Company — corporate services (42.2 miles)
- Avnet Services - LifeCycle Solutions — corporate services (43.3 miles)
This 1999-vintage, 25-unit asset benefits from a rural neighborhood with above-median metro occupancy and a renter base supported by low rent-to-income levels, according to CRE market data from WDSuite. The newer-than-average vintage versus the area’s older stock positions the property to compete on condition, with targeted upgrades offering a path to capture rent premiums while maintaining affordability that supports collections.
Demographic indicators aggregated within a 3-mile radius show recent population growth and healthy household incomes relative to national norms, reinforcing a stable tenant base. Lower neighborhood home values and a low value-to-income ratio point to potential competition from ownership, so the investment case leans on operational execution—resident experience, maintenance, and selective renovations—to drive retention and steady performance rather than outsized rent lifts.
- 1999 construction offers relative competitiveness versus older local stock with value-add potential through targeted upgrades.
- Above-median neighborhood occupancy supports leasing stability and renewal focus.
- Low rent-to-income profile underpins collections and tenant retention.
- 3-mile population gains and solid incomes expand the tenant base and support steady demand.
- Risk: Ownership accessibility can compete with rentals—returns hinge on operations, resident experience, and disciplined capital planning.