| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 57th | Best |
| Amenities | 37th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9191 N Lima Rd, Youngstown, OH, 44514, US |
| Region / Metro | Youngstown |
| Year of Construction | 2001 |
| Units | 34 |
| Transaction Date | 2000-06-30 |
| Transaction Price | $372,498 |
| Buyer | UDE OF EVANS LAKE LTD |
| Seller | OHIO WATER SERVICE COMPANY |
9191 N Lima Rd, Youngstown OH Multifamily Opportunity
Neighborhood occupancy is strong and renter demand is steady for this 34-unit asset, according to WDSuite s CRE market data, supporting operational stability in a low-turnover pocket of the Youngstown metro.
The property sits in an A-rated neighborhood ranked 24 out of 222 metro neighborhoods (top quartile among Youngstown-Warren-Boardman submarkets), per WDSuite. Neighborhood occupancy is high and aligns with the upper tier nationally (around the 83rd percentile), which supports leasing durability and reduces downtime risk.
Livability drivers are mixed but serviceable for a workforce renter base. Public school quality trends in the top quartile locally (ranked 9 of 222; national standing around the 84th percentile), which can aid longer tenures for family renters. Parks access is competitive within the metro (ranked 30 of 222) and grocery access is competitive among Youngstown-Warren-Boardman neighborhoods (ranked 68 of 222), while cafes and pharmacies are limited in the immediate area, pointing to a more rural convenience profile.
Vintage is 2001 versus a local average around 1994, giving the asset a newer-than-average position against nearby stock. That typically improves curb appeal and competitive standing, though two-decade-old systems may still warrant staged capital planning for modernization or efficiency upgrades.
Tenure patterns indicate a lower renter concentration in the neighborhood (about one-fifth of housing units are renter-occupied). For investors, this suggests demand is present but more selective, with leasing supported by households that prefer quality rental options over ownership. Within a 3-mile radius, demographics show recent population growth and a larger household base ahead, with forecasts calling for additional population and household increases through 2028, which can expand the local renter pool and support occupancy.
Home values in the neighborhood are relatively modest for the region (national standing around the 36th percentile). In practical terms, the ownership market is more accessible than in high-cost metros, which can introduce some competition for renters; pricing power may hinge on offering well-maintained units and convenience relative to ownership alternatives.
Safety indicators are comparatively favorable in the regional context. The neighborhood s overall crime ranking is competitive among Youngstown-Warren-Boardman neighborhoods (ranked 47 out of 222, i.e., within the top quartile of the metro on a lower-crime basis), and it places above average nationally (around the 61st percentile), based on WDSuite s data.
Property crime appears to be easing, with an annual decline that tracks in the top quartile nationally for improvement (around the 84th percentile). Violent crime indicators sit closer to national mid-range (roughly the 53rd percentile), with a recent year-over-year uptick that investors should monitor. Taken together, trends point to a relatively stable safety profile versus the metro with mixed near-term signals that merit periodic review.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience for residents, including Norfolk Southern, Cardinal Health, Dick s Sporting Goods, and Erie Insurance Group.
- Norfolk Southern corporate offices (17.9 miles)
- Cardinal Health corporate offices (34.1 miles)
- Dick s Sporting Goods corporate offices (37.5 miles) HQ
- Erie Insurance Group corporate offices (44.3 miles)
This 34-unit property benefits from a top-quartile neighborhood rating within the Youngstown-Warren-Boardman metro and high neighborhood occupancy, supporting steady collections and limited downtime risk. The 2001 vintage positions it newer than nearby stock, adding competitive appeal while still leaving room for targeted modernization to enhance rents and retention. According to CRE market data from WDSuite, local schools score well within the metro and the national landscape, and 3-mile demographics point to population and household growth over the next five years, expanding the prospective tenant base.
Investors should weigh a lower local renter concentration and a rural amenity profile against the stability benefits of high occupancy and solid school quality. With ownership comparatively accessible for the region, maintaining a strong value proposition through upkeep and selective upgrades can help sustain pricing and lease retention as the area s household base grows.
- High neighborhood occupancy and top-quartile local rating support leasing stability
- 2001 vintage is newer than area average, with potential for value-add modernization
- Strong school quality and forecast 3-mile population and household growth bolster tenant demand
- Risks: lower renter concentration and limited nearby amenities can temper pricing power