| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Best |
| Demographics | 60th | Best |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 485 Wilcox Rd, Youngstown, OH, 44515, US |
| Region / Metro | Youngstown |
| Year of Construction | 1986 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
485 Wilcox Rd, Youngstown OH Multifamily Investment
Neighborhood multifamily occupancy is strong and renter affordability is favorable, according to WDSuite’s CRE market data, suggesting stable cash flow potential with measured rent growth. Low renter concentration nearby may temper lease-up velocity but supports steady tenancy in this suburban pocket.
The property sits in a suburban Youngstown submarket where neighborhood multifamily occupancy is high (measured for the neighborhood, not the property), placing the area in the upper tier locally and supportive of lease stability. Median rents in the immediate area trend moderate, and a low rent-to-income profile indicates limited affordability pressure, a positive for retention and collections.
Amenity access is competitive among Youngstown neighborhoods, with grocery, pharmacy, and everyday retail options represented; restaurant and cafe density perform above many national peers, while park access is limited. For investors, this mix supports day-to-day livability that helps with resident satisfaction, even if outdoor recreation options may require a short drive.
Renter concentration within the neighborhood is relatively low compared with national norms, pointing to a housing stock with a higher share of owner-occupied units. For multifamily investors, that dynamic can translate to a narrower renter pool but often steadier tenancy and lower turnover among existing renters.
Demographic statistics aggregated within a 3-mile radius show modest recent population growth and an increase in households alongside smaller average household size. Looking ahead, projections point to additional growth in households, which can expand the tenant base and support occupancy, particularly for smaller formats.
The asset’s 1986 vintage is older than the neighborhood’s average construction year, creating clear value-add pathways through modernization and system upgrades. Capex planning should focus on unit interiors and building systems to enhance competitive positioning versus newer stock while leveraging the area’s occupancy stability.
Safety indicators in the neighborhood are mixed relative to national benchmarks. Overall crime levels sit below the national median (lower national percentile), while violent offense measures track closer to the national middle. Recent year-over-year readings suggest some uptick, so investors should underwrite with prudent security, lighting, and operations assumptions and compare trends to other Youngstown-Warren-Boardman submarkets.
Within the metro context of 222 neighborhoods, the area’s crime ranking places it near the middle of the pack, indicating competitive conditions among Youngstown neighborhoods rather than an outlier on either end. As always, evaluate recent comparable properties and property-level incident logs to calibrate assumptions.
Nearby employment anchors span freight rail, manufacturing, insurance, utilities, and distribution, supporting a diversified workforce tenant base and commute convenience for residents of this suburban location. The list below reflects major employers within driving range that can influence leasing stability.
- Norfolk Southern — freight rail operations (6.3 miles)
- Goodyear Tire & Rubber — manufacturing HQ and corporate (36.6 miles) — HQ
- Erie Insurance Group — insurance (38.5 miles)
- FirstEnergy — electric utility corporate (38.7 miles) — HQ
- Home Depot Distribution Center — distribution (40.9 miles)
This 48-unit, 1986-vintage asset offers a value-add angle in a suburban Youngstown neighborhood characterized by strong neighborhood occupancy and moderate rent levels. According to CRE market data from WDSuite, local rent-to-income dynamics indicate low affordability pressure, which can bolster tenant retention and support consistent collections as upgrades are executed.
Neighborhood renter concentration is lower than national norms, which can limit immediate depth of demand but often correlates with stable tenancy. Demographic statistics aggregated within a 3-mile radius point to recent population stability and a projected increase in households, expanding the renter pool over time. Combined with proximity to diversified employers, the submarket backdrop supports steady operations with measured upside from interior and systems modernization.
- High neighborhood occupancy supports leasing stability and pricing discipline
- 1986 vintage creates clear value-add potential through unit and systems upgrades
- Low rent-to-income profile aids retention and collections as improvements roll through
- 3-mile household growth outlook expands the tenant base over time
- Risks: lower renter concentration and mixed safety trends warrant cautious underwriting