| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Good |
| Demographics | 50th | Good |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7 Beechwood Dr, Tiffin, OH, 44883, US |
| Region / Metro | Tiffin |
| Year of Construction | 1988 |
| Units | 45 |
| Transaction Date | 1986-10-01 |
| Transaction Price | $86,800 |
| Buyer | --- |
| Seller | --- |
7 Beechwood Dr, Tiffin OH — 45-Unit Value-Add Multifamily
Neighborhood fundamentals point to steady renter demand and manageable pricing power, according to WDSuite’s CRE market data. These indicators reflect the surrounding area, not the property itself, and suggest a pragmatic hold-or-improve thesis.
The property sits in a Tiffin neighborhood rated A+ (ranked 2 out of 30 locally), signaling balanced livability and stability for workforce housing. Neighborhood occupancy is above the metro median (ranked 15 of 30; mid-50s nationally), indicating generally steady leasing conditions rather than outsized tightness. Local median asking rents trend below national norms (around the 20th percentile), which supports leasing velocity and retention but may temper near-term pricing power.
With a neighborhood average construction year of 1957, the 1988 vintage positions this asset as newer than much of the surrounding stock. That relative age can be competitively helpful versus older properties while still warranting capital planning for aging systems and selective renovations to support rent positioning.
Amenity access is competitive among Tiffin neighborhoods: pharmacies rank best in the metro (1 of 30), with groceries, cafes, and restaurants all near the top of local rankings (each within the top five). Park access is limited (ranked 30 of 30), so on-site or nearby private open space becomes more relevant for resident appeal. Average school ratings in the area sit below national norms (around the 37th percentile), an operational consideration for family renters and marketing.
Tenure patterns indicate a moderate renter base in the neighborhood (renter-occupied share near one-third, ranked 4 of 30 and above the national median), which supports depth of demand without overconcentration. For context, home values are lower than national averages (circa the high teens percentile), suggesting a more accessible ownership market that can compete with rentals at certain price points; however, that affordability also supports lease retention and reduces move-out pressure when rents are managed prudently.
Demographics within a 3-mile radius show recent population growth alongside a larger increase in households, implying smaller household sizes and a broader pool of potential renters. Forecasts point to a continued increase in households even as population is expected to be roughly flat to modestly lower, which can still expand the tenant base. Rising median incomes and projected rent levels (per WDSuite) support a case for sustained occupancy stability, with attention to affordability thresholds to maintain retention.
Safety indicators compare favorably. The neighborhood ranks best in the metro for property offenses (1 out of 30) and near the top for violent offenses (2 out of 30), placing it in the top quartile nationally on multiple measures. Year-over-year trends show declines in both property and violent offense rates, reinforcing a stable safety profile relative to regional peers. These figures describe neighborhood conditions, not the property.
Proximity to regional employers supports a commuter-friendly renter base, with energy, packaging, auto parts, and building materials firms within reasonable drive times that can underpin leasing stability.
- Marathon Petroleum — energy (24.1 miles) — HQ
- Owens-Illinois — packaging (36.7 miles) — HQ
- Dana — auto parts (40.4 miles)
- Dana Holding — auto parts (40.4 miles) — HQ
- Owens Corning — building materials (40.6 miles) — HQ
This 45-unit, 1988 vintage property competes against an older neighborhood stock, offering a practical path to value through targeted renovations and system updates. Neighborhood occupancy sits above the metro median with rents below national norms, pointing to consistent demand and retention potential when pricing aligns with local incomes. Safety metrics rank near the top locally and within the top quartile nationally, which supports leasing and reduces operational volatility.
Within a 3-mile radius, recent growth in households and rising incomes indicate a gradually expanding tenant base even as household sizes trend smaller. According to CRE market data from WDSuite, projected rent levels are set to advance alongside income gains, suggesting room for disciplined rent growth while maintaining affordability. Risks include limited nearby park access, below-average school ratings, and competition from a relatively accessible ownership market, all of which call for careful amenity, upgrade, and pricing strategies.
- Newer-than-neighborhood vintage (1988) supports competitive positioning with targeted renovations
- Occupancy above metro median and renter base depth support leasing stability
- Household growth and income gains within 3 miles expand the tenant pool and underpin rent growth
- Strong relative safety profile enhances retention and marketing
- Risks: limited park access, below-average school ratings, and ownership competition may temper pricing power