| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 26th | Poor |
| Demographics | 50th | Fair |
| Amenities | 34th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1195 W Fremont Rd, Port Clinton, OH, 43452, US |
| Region / Metro | Port Clinton |
| Year of Construction | 1981 |
| Units | 60 |
| Transaction Date | 2015-11-13 |
| Transaction Price | $2,150,000 |
| Buyer | PERRYS GLEN LTD |
| Seller | BAY MEADOWS LIMITED |
1195 W Fremont Rd Port Clinton 60-Unit Multifamily
Steady renter demand supported by a suburban setting and relatively low rent burdens in the neighborhood, according to WDSuite’s CRE market data, position this asset for stable operations with potential value-add upside.
The property sits in a Suburban neighborhood in Port Clinton rated B- among Toledo, OH areas, with livability reinforced by park access and practical everyday services. Park density is in the top quartile nationally and competitive among Toledo neighborhoods (rank 39 of 244), while restaurants per square mile trend above national medians. Average school ratings in the area are above the national midpoint (around 3.0 out of 5; 61st percentile), offering family-friendly appeal without commanding premium rents.
From an investment standpoint, neighborhood occupancy trends are below the metro median (rank 190 of 244), suggesting leasing requires disciplined management but also leaving room to capture share with targeted renovations and professional operations. Contract rents benchmark low versus national norms, which supports retention and can underpin a measured value-add strategy rather than aggressive near-term pricing.
Tenure data indicates a moderate renter concentration in the neighborhood (around one-quarter of housing units are renter-occupied). That mix points to a defined but focused tenant base for multifamily operators, with depth reinforced by households seeking more accessible rental options relative to ownership. Median home values track below national levels, which can introduce some competition from entry-level ownership; effective leasing and amenities differentiation become key to sustaining occupancy and renewal rates.
Within a 3-mile radius, demographics show a stable population with a projected increase in households through the forecast period, expanding the renter pool and supporting occupancy stability. Household incomes have been rising, and the neighborhood’s rent-to-income ratios remain favorable for retention and collections management based on CRE market data from WDSuite.
Safety indicators compare favorably at the national level. Violent-offense rates score in the top quintile for safety nationally (89th percentile), and property-offense rates are also relatively favorable (83rd percentile), according to WDSuite. Compared with the Toledo metro, overall crime positioning is above average (rank 89 of 244), indicating competitive standing among area neighborhoods.
Recent trends warrant monitoring: the neighborhood’s estimated property-offense rate increased year over year (low national percentile for trend), even as violent-offense trends improved modestly. Investors should underwrite with prudent security measures and loss-prevention practices while recognizing the broader comparative strengths.
Regional employment anchors within commuting range help support renter demand and renewal stability, particularly among households tied to manufacturing and materials. Nearby employers include Owens Corning, Dana, and Owens-Illinois, providing diversified job bases within roughly 30–40 miles.
- Owens Corning — building materials (31.4 miles) — HQ
- Dana Holding Corporation — auto components (33.0 miles)
- Owens-Illinois — glass packaging (35.8 miles) — HQ
- Dana Holding — auto components (38.4 miles) — HQ
Built in 1981, this 60-unit asset is newer than much of the local housing stock, giving it a competitive edge versus older properties while still warranting selective system upgrades and common-area refreshes for a clear value-add path. Neighborhood occupancy trends sit below the metro median, but relatively low rent-to-income ratios and rising household counts within a 3-mile radius support demand depth and renewal potential. According to CRE market data from WDSuite, area rents benchmark on the lower side nationally, favoring retention-led strategies with operational improvements to drive NOI.
Forward-looking demographics indicate household growth and an expanding renter pool through the forecast horizon, reinforcing leasing stability for well-managed properties. With prudent capital planning, unit modernization, and amenities that differentiate from entry-level ownership options, investors can position the asset to capture steady tenancy and measured rent uplift.
- 1981 vintage is competitive versus older neighborhood stock; plan targeted system and interior upgrades for value-add
- Favorable rent-to-income dynamics and projected household growth within 3 miles support tenant retention and occupancy
- Lower relative rent benchmarks enable retention-led NOI growth with operational improvements
- Risks: below-metro-median neighborhood occupancy and a recent uptick in property-offense trends require disciplined leasing and security planning