| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Best |
| Demographics | 65th | Best |
| Amenities | 34th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 195 Siesta Dr, Tiffin, OH, 44883, US |
| Region / Metro | Tiffin |
| Year of Construction | 1975 |
| Units | 48 |
| Transaction Date | 2003-11-03 |
| Transaction Price | $1,225,000 |
| Buyer | TIFFIN COUNTRY SET APARTMENTS LLC |
| Seller | STONE PHILLIP L |
195 Siesta Dr Tiffin Multifamily Investment Opportunity
Neighborhood occupancy has been resilient and above many peer areas, supporting steady rent rolls according to WDSuite’s CRE market data. For investors, this points to demand stability in a workaday Ohio market with manageable pricing power.
The property is in an A+–rated neighborhood that ranks in the top quartile among 30 metro neighborhoods, signaling comparatively strong local fundamentals within the Tiffin, OH context. Neighborhood occupancy trends are healthy and above national norms, which can support leasing stability and lower downtime relative to weaker submarkets.
At the neighborhood level, renter concentration is modest, indicating a stable but not saturated tenant base. Within a 3-mile radius, the share of renter-occupied housing is roughly one-third, creating sufficient depth for a 48-unit asset while still requiring active leasing and renewal strategies to maintain occupancy.
Rents remain accessible relative to incomes, and the neighborhood’s rent-to-income profile sits in a favorable national percentile, which can aid retention and provide measured room for rent growth as leases turn. Median home values are moderate for the region, so ownership is relatively attainable compared with high-cost metros; investors should underwrite for some competition from for-sale options, balancing pricing decisions with renewal risk.
Amenity access is mixed: park access and childcare are comparatively better positioned within the metro, while cafes and pharmacies are limited locally. For day-to-day living, basic services are present but thinner than urban cores; this typically aligns with workforce housing dynamics where commute convenience and value matter more than retail density.
The building’s 1975 vintage is newer than the neighborhood’s older average stock, offering a competitive edge versus mid-century assets while still warranting targeted capital planning for aging systems and potential value-add upgrades. Demographic data aggregated within a 3-mile radius shows households have increased even as population edged lower, implying smaller household sizes and a gradually evolving renter pool — conditions that can support occupancy stability for well-managed, right-sized units.
Investors commonly benchmark safety alongside occupancy and income trends. Current WDSuite datasets for this neighborhood do not include a verified crime rank or national percentile, so comparative safety positioning cannot be stated precisely. A prudent approach is to triangulate safety using multiple sources over time and to reflect findings in leasing strategies and operating assumptions.
Regional employers within commuting range help support renter demand, particularly for workforce housing. The nearby base skews toward energy, manufacturing, and building materials, which can bolster leasing durability during typical cycles.
- Marathon Petroleum — energy refining (25.3 miles) — HQ
- Owens-Illinois — glass packaging (38.9 miles) — HQ
- Dana — auto parts (42.6 miles)
- Dana Holding — auto parts (42.6 miles) — HQ
- Owens Corning — building materials (42.6 miles) — HQ
This 48-unit asset at 195 Siesta Dr benefits from healthy neighborhood occupancy and a renter base supported by regional employers. Rents are generally accessible relative to incomes, aiding lease retention and measured rent growth. According to CRE market data from WDSuite, the neighborhood ranks favorably within the metro and shows resilience consistent with stable Midwest operations.
Constructed in 1975, the property is newer than much of the surrounding housing stock, giving it a competitive position versus older mid-century assets while still presenting value-add opportunities through systems upgrades and unit renovations. Within a 3-mile radius, household counts have risen even as population edged down, indicating smaller household sizes and a steady tenant pipeline — supportive of occupancy stability with prudent leasing and renewal management. Key risks include thinner local amenities versus urban cores and some competition from the for-sale market, so underwriting should prioritize retention strategies and disciplined pricing.
- Healthy neighborhood occupancy supports leasing stability and lower downtime
- Favorable rent-to-income dynamics provide retention and pricing headroom
- 1975 vintage offers value-add potential versus older local stock
- 3-mile household growth and smaller sizes sustain a steady renter pool
- Risks: limited amenity density and owner-occupier competition require disciplined underwriting