| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Best |
| Demographics | 57th | Good |
| Amenities | 46th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4198 Pembrook Rd, Youngstown, OH, 44515, US |
| Region / Metro | Youngstown |
| Year of Construction | 1982 |
| Units | 24 |
| Transaction Date | 2007-10-31 |
| Transaction Price | $555,000 |
| Buyer | PEMBROOK COMMONS LTD |
| Seller | THOMPSON JEFFREY L |
4198 Pembrook Rd Youngstown Multifamily Investment
Neighborhood occupancy is elevated and trending stable, supporting steady cash flow potential for a 24-unit asset, according to WDSuite’s CRE market data. Renter demand is reinforced by a sizable renter-occupied share in the area and everyday amenities within a short drive.
The property sits in an Inner Suburb of the Youngstown–Warren–Boardman metro that ranks 25th of 222 neighborhoods (A-rated), placing it in the top quartile locally for overall fundamentals. Restaurant and cafe access stands out, with neighborhood densities competitive nationally, while grocery availability is also strong. These convenience amenities support day-to-day livability and help with tenant retention.
Neighborhood occupancy is in the top quartile nationally and has improved over the past five years, signaling resilient demand and fewer lease-up gaps for well-positioned assets. The share of housing units that are renter-occupied is above the metro median and high relative to many U.S. neighborhoods, indicating a deeper tenant base for multifamily operators.
Within a 3-mile radius, recent population growth has been modest, and WDSuite data points to further shifts ahead: households are projected to increase while overall population edges down, reflecting smaller household sizes. For investors, this pattern often sustains demand for professionally managed apartments and supports occupancy stability, especially in studios and smaller formats.
Ownership costs are comparatively accessible versus national norms, which can introduce competition from entry-level homeownership. However, rent-to-income levels in the neighborhood remain manageable for many renter cohorts, a backdrop that can support lease retention and measured pricing power rather than sharp concessions.
According to WDSuite’s CRE market data, the neighborhood’s safety profile is modestly better than the national average, with both property and violent offense rates sitting in the mid–50s percentiles nationally. Recent trends show year-over-year improvement in estimated offense rates, which is constructive for long-term leasing stability and resident retention. As with any submarket, conditions vary block to block, so prudent operators typically verify property-level security measures and monitor local trends over time.
Nearby employment anchors span rail operations, tire manufacturing, insurance, electric utilities, and healthcare distribution, supporting a diverse commuter tenant base and reducing concentration risk.
- Norfolk Southern — rail operations (8.8 miles)
- Goodyear Tire & Rubber — tire manufacturing (39.3 miles) — HQ
- Erie Insurance Group — insurance (40.7 miles)
- FirstEnergy — electric utility (41.4 miles) — HQ
- Cardinal Health — healthcare distribution (43.2 miles)
Built in 1982, the asset is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while leaving room for targeted modernization to enhance rents and reduce near-term capital friction. Neighborhood occupancy ranks in the upper tiers nationally and has strengthened over five years, and the share of renter-occupied units is elevated, which together point to a deeper tenant base and steadier leasing. Based on commercial real estate analysis from WDSuite, day-to-day amenities are robust for dining and groceries, adding to renter convenience and retention.
Forward-looking demographics within a 3-mile radius suggest households continue to expand even as population flattens, consistent with smaller household sizes and a stable need for rental housing. While ownership remains relatively accessible in this metro—potentially moderating outsized pricing power—rent-to-income levels are generally manageable, supporting occupancy stability with disciplined lease management and value-focused renovations.
- 1982 vintage offers competitive positioning versus older neighborhood stock, with selective upgrade upside
- Neighborhood occupancy sits in top national tiers and has improved, supporting steady cash flow
- Elevated renter-occupied share indicates a deeper tenant base for sustained demand
- Amenity access for dining and groceries aids retention and limits leasing friction
- Risks: relatively accessible homeownership can temper rent growth; limited nearby parks/childcare suggests careful targeting of renter segments