| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 29th | Poor |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 411 W Lexington Rd, Eaton, OH, 45320, US |
| Region / Metro | Eaton |
| Year of Construction | 1997 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
411 W Lexington Rd Eaton Multifamily in High-Occupancy Submarket
Neighborhood occupancy is exceptionally tight, supporting durable leasing conditions according to WDSuite’s CRE market data, with metrics reflecting the surrounding area rather than this specific property. This positioning can help sustain tenant retention even as broader market cycles shift.
The property sits in an A+ rated suburban neighborhood that ranks 1 out of 29 metro neighborhoods, indicating strong overall fundamentals relative to the local market. Importantly, the neighborhood shows very high occupied housing, placing in the top tier nationally for occupancy stability; this points to consistent renter demand at the area level rather than property-specific performance.
Daily needs are well covered for a smaller market: amenities rank 1st among 29 metro neighborhoods and sit around the national middle overall, with groceries, restaurants, and pharmacies comparing favorably to national availability. Pharmacy access trends strong (above most U.S. neighborhoods), and cafes and restaurants are competitive within the metro; park access is limited, which may reduce outdoor amenity appeal but does not typically impair core leasing drivers in workforce-oriented submarkets.
Ownership costs in the area are elevated relative to local incomes by national standards, which tends to reinforce reliance on rental housing and supports depth of the tenant base and pricing power over time. The share of renter-occupied housing units is meaningful in this neighborhood, signaling a substantial pool of prospective renters and potential for steady leasing.
Demographic indicators within a 3-mile radius point to population softness in recent years and smaller household sizes. While this introduces some demand risk, it also underscores the importance of competitive positioning and professional management to maintain occupancy and renewal performance in line with stronger metro and national CRE trends.
Comparable crime statistics for this neighborhood are not available in the current WDSuite dataset. Investors typically benchmark area safety by reviewing county and metro trend reports and by confirming on-the-ground observations during due diligence. Use multiple sources and multi-year trends to contextualize neighborhood safety relative to the broader region.
Regional corporate offices within commuting range help diversify the employment base that supports renter demand and retention, including roles in utilities, insurance/financial services, and healthcare operations.
- Duke Energy — utilities (29.5 miles)
- Cincinnati Financial — insurance (31.6 miles) — HQ
- AK Steel Holding — steel manufacturing (31.7 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (32.9 miles)
- Prudential Financial — financial services (35.6 miles)
This 26-unit, 1997-vintage asset benefits from a neighborhood with exceptionally tight occupied housing and a meaningful concentration of renter-occupied units, supporting steady tenant demand and occupancy stability at the area level. The 1997 construction offers relative competitiveness versus older local stock, while investors should plan for selective system updates and modernization to sustain leasing velocity and capture renewal premiums.
Area dynamics show solid daily-needs access and a high-cost homeownership environment relative to local incomes, which can reinforce multifamily demand and lease retention. According to CRE market data from WDSuite, neighborhood-level occupancy trends are among the strongest in the metro, while 3-mile demographic signals have softened, warranting prudent underwriting on rent growth and ongoing focus on value-oriented unit finishes and management.
- High neighborhood occupancy supports leasing stability and renewal performance
- 1997 vintage is competitive versus older stock; plan for targeted system and finish updates
- Daily-needs amenities and regional employment access underpin renter demand
- Elevated ownership costs versus local incomes support renter reliance and pricing power
- Risk: Smaller-market demographics have softened; underwrite demand and rent growth conservatively