| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 26th | Poor |
| Demographics | 55th | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 419 N Holly Dr, Rockford, OH, 45882, US |
| Region / Metro | Rockford |
| Year of Construction | 1994 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
419 N Holly Dr Rockford Multifamily Investment
Rural location with low rent-to-income levels supports tenant retention and steady workforce demand, according to WDSuite s CRE market data. Neighborhood occupancy is stable but not at the metro s top tier, emphasizing disciplined leasing and management.
Rockford s setting is classified as Rural in the Celina, OH metro, with limited nearby amenities but everyday services accessible by car. Average school ratings are strong for the area (about 4.0 out of 5), which can aid long-term resident satisfaction and renewal prospects. Home values in the neighborhood are relatively modest in a national context, which may create some competition with ownership, but also tends to support pricing power for well-managed rentals when positioned against more accessible entry-level homes.
The property was built in 1994, notably newer than the neighborhood s older housing stock (average vintage around the 1930s). For investors, that typically means a comparatively competitive asset versus older local inventory and the potential for targeted upgrades rather than full-system overhauls. Still, planning for age-related systems and modernization remains prudent for a 1990s build.
Neighborhood occupancy is approximately 89.7% (below the metro median among 20 neighborhoods), so a thoughtful lease-up and retention plan is important. Renter-occupied housing represents about 25.7% of units locally; while the area is owner-leaning, that renter concentration is competitive among Celina neighborhoods and indicates a meaningful tenant base for a 24-unit community.
Within a 3-mile radius, recent years show population and household declines, but forecasts point to an increase in population and households by 2028 alongside a higher renter share. This projected renter pool expansion can support occupancy stability for well-positioned properties. Median contract rents in the immediate area have been relatively low, which, paired with a low rent-to-income ratio, supports lease retention for quality assets. These dynamics are consistent with trends observed in WDSuite s commercial real estate analysis at the neighborhood level.
Compared with neighborhoods nationwide, safety indicators in this area sit in favorable territory, with violent and property offense measures around the upper quartile nationally (violent offense near the 87th percentile; property offense near the 92nd percentile). Recent year-over-year changes have been volatile, so investors should monitor trends and align on-site practices and resident policies with current conditions rather than relying solely on historical norms.
At the metro scale (Celina, OH; 20 neighborhoods total), the neighborhood s standing varies by metric, so underwriting should incorporate conservative assumptions and ongoing data review rather than block-level conclusions. Framing safety through consistent resident engagement and lighting/visibility measures can help sustain leasing and retention.
Within commuting distance, metals manufacturing provides a meaningful employment anchor that can support renter demand and lease stability for workforce-oriented units.
- Steel Dynamics metals manufacturing (38.7 miles) HQ
419 N Holly Dr offers a 24-unit 1994 vintage in a rural Mercer County setting where rents are generally modest and rent-to-income levels are low, supporting retention and predictable collections. The asset s newer vintage relative to much older local stock provides a competitive edge, with potential to capture returns through selective unit upgrades and operational efficiency rather than heavy repositioning. According to CRE market data from WDSuite, neighborhood occupancy is stable but trails the metro s top performers, which argues for disciplined leasing, conservative absorption assumptions, and strong resident services.
Neighborhood tenure skews owner-occupied, yet the local renter concentration is competitive within the Celina metro, and 3-mile forecasts indicate growth in population, households, and renter share by 2028. Combined with improving income profiles and relatively low baseline rents, these trends point to a larger tenant base and ongoing demand for well-managed, functional units.
- 1994 construction offers competitive positioning versus much older neighborhood stock, with targeted value-add potential.
- Low rent-to-income levels support retention and steady collections for workforce housing.
- Forecasts within 3 miles indicate population, household, and renter share growth by 2028, expanding the tenant base.
- Rural setting and modest ownership costs may create competition with entry-level ownership pricing and amenities should be managed accordingly.
- Neighborhood occupancy is below the metro median among 20 neighborhoods underwrite conservative lease-up and focus on resident experience.