| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Best |
| Demographics | 49th | Good |
| Amenities | 11th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 301 Eaton Lewisburg Rd, Eaton, OH, 45320, US |
| Region / Metro | Eaton |
| Year of Construction | 1977 |
| Units | 20 |
| Transaction Date | 1999-11-29 |
| Transaction Price | $60,000 |
| Buyer | MAPLEVIEW TWO LLC |
| Seller | MAPLE VIEW APARTMENTS LT |
301 Eaton Lewisburg Rd Eaton OH Multifamily Investment
Neighborhood occupancy has trended in the upper-90s, supporting income stability relative to the metro, according to WDSuite’s CRE market data. This submarket’s renter demand is steady, with affordability helping retention even as supply remains limited.
Rated A and ranked 5th out of 29 neighborhoods in Preble County, this suburban location is top quartile among metro peers, signaling durable fundamentals for small to mid-size multifamily. Neighborhood occupancy is also top quartile nationally, which typically supports steady leasing and fewer income interruptions for investors, based on CRE market data from WDSuite.
Livability is suburban and car-oriented. Grocery access is competitive among county neighborhoods (ranked 1st of 29; 68th national percentile), while cafes, restaurants, parks, and pharmacies are limited nearby. For investors, this mix suggests residents rely on regional retail nodes and commuting corridors rather than walkable amenity clusters, which can concentrate demand in well-managed properties.
Schools average around 3 out of 5 and rank 3rd of 29 locally (above the metro median and above the national median), which can aid family retention. Median contract rents in the neighborhood skew lower versus national norms, and the rent-to-income profile sits above the national median for affordability, which can support renewal rates and stabilize turnover.
Demographic statistics aggregated within a 3-mile radius indicate population and household growth in recent years, expanding the tenant base. The neighborhood’s renter concentration sits near one-fifth of housing units, implying a smaller but consistent pool of renter-occupied units; for multifamily, that points to stable, needs-based demand rather than highly transient leasing.
The average neighborhood construction year is 1990. With a 1977 vintage, this property is older than nearby stock, highlighting potential value-add via interior updates and system upgrades, alongside prudent capital planning to preserve competitiveness.
Comparable neighborhood crime metrics were not available from WDSuite for this area, so investors should contextualize safety using multiple sources (city and county publications, police precinct summaries, and regional trend reports). When evaluating risk, prioritize multi-year trends and neighborhood-level comparisons within Preble County rather than block-level anecdotes.
Regional employment is diversified across utilities, insurance/financial services, steel, and healthcare back-office operations, supporting commuter-driven renter demand and lease stability for workforce housing. The following employers are within commuting distance and help anchor the labor market referenced by residents here.
- Duke Energy — utilities (29.7 miles)
- Cincinnati Financial — insurance (31.8 miles) — HQ
- AK Steel Holding — steel (31.9 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (33.0 miles)
- Prudential Financial — financial services (35.7 miles)
This 20-unit, 1977-vintage asset in Eaton benefits from a neighborhood that ranks in the top quartile among 29 Preble County neighborhoods and posts nationally strong occupancy levels, supporting consistent collections and leasing durability. According to WDSuite’s commercial real estate analysis, lower relative rents and above-median affordability reinforce retention, while a growing 3-mile renter pool underpins steady demand.
The older vintage points to value-add and capital planning opportunities to sharpen competitiveness against newer area stock. With limited walkable amenities, demand here is commuter-oriented; proximity to regional employers within roughly 30–36 miles helps sustain the tenant base, while disciplined operations can translate the area’s high occupancy into resilient cash flow.
- Top-quartile neighborhood standing in Preble County with strong occupancy supporting income stability
- Affordability above national median aids renewals and pricing flexibility
- 1977 vintage offers value-add potential via interior refresh and system upgrades
- Commutable access to diversified regional employers sustains renter demand
- Risks: limited nearby amenities and older systems require active management and capex discipline