| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 34th | Good |
| Demographics | 44th | Fair |
| Amenities | 27th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 836 S 13th St, Sebring, OH, 44672, US |
| Region / Metro | Sebring |
| Year of Construction | 1973 |
| Units | 40 |
| Transaction Date | 1998-10-14 |
| Transaction Price | $950,000 |
| Buyer | SEBRING TOWNHOUSE APARTMENTS LLC |
| Seller | STONE INVESTMENT LLC |
836 S 13th St, Sebring OH Multifamily Investment
Renter concentration in the neighborhood sits around four-in-ten, supporting a consistent tenant base and stable leasing, according to WDSuite’s CRE market data from ongoing commercial real estate analysis.
Rated B and positioned in the Youngstown–Warren–Boardman metro, the neighborhood ranks 88 out of 222 metro neighborhoods, which is competitive among metro peers. Local occupancy trends track below national norms but have been relatively steady in recent years, suggesting demand that is present yet price-sensitive.
The property s 1973 vintage is newer than the neighborhood s older housing stock (average build year skews to the early 1900s), which can be a relative advantage versus aging assets nearby while still leaving room for selective modernization to improve competitiveness.
Livability amenities are modest: grocery access is serviceable for the metro, while cafes, parks, and pharmacies are limited. Average school ratings trend on the lower side for the metro. For investors, this points to a resident profile prioritizing value and convenience over premium lifestyle amenities, aligning with workforce housing demand identified through WDSuite s multifamily property research.
Within a 3-mile radius, recent years show a slight population dip but an increase in household count and a move toward smaller household sizes. Projections indicate further household growth alongside rising incomes, expanding the local renter pool and supporting occupancy stability even as homeownership remains accessible in this market.
Safety indicators are mixed relative to peers. The neighborhood s crime rank sits in the lower half of the metro (98 out of 222), indicating crime is above the metro median, and national positioning is below the median (around the 35th percentile nationally). Recent readings indicate year-over-year upticks in both property and violent offenses. For underwriting, that generally argues for added focus on security measures, lighting, and resident screening to support retention.
Regional employers within commuting range support working households and help sustain renter demand, led by rail operations, insurance, manufacturing, utilities, and packaged foods corporates.
- Norfolk Southern rail operations (18.7 miles)
- Erie Insurance Group insurance (22.5 miles)
- Goodyear Tire & Rubber corporate/manufacturing (26.3 miles) HQ
- FirstEnergy utilities (28.9 miles) HQ
- J.M. Smucker packaged foods (39.4 miles) HQ
This 40-unit, 1973-vintage asset offers workforce housing positioning in a neighborhood with steady renter demand and an above-metro renter concentration. The vintage is newer than much of the local housing stock, creating an opportunity to out-compete older assets with targeted renovations and professional management. According to CRE market data from WDSuite, local occupancy runs below national levels but has been stable, indicating demand supported by value-oriented renters.
Within a 3-mile radius, household counts have increased and are projected to rise further as household sizes trend smaller and incomes improve, which can expand the renter pool and support leasing. Homeownership costs are relatively accessible for the region, so pricing discipline and resident experience will be important to maintain retention and mitigate competition from entry-level ownership.
- Workforce housing profile with stable renter base and above-metro renter concentration
- 1973 vintage is newer than neighborhood average, with value-add potential via selective modernization
- Household growth and rising incomes within 3 miles support future renter pool expansion
- Pricing power may be tempered by accessible ownership; focus on operations and retention
- Risk: below-median safety readings and limited amenities warrant security and amenity strategy