| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Good |
| Demographics | 50th | Good |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 859 Miami St, Tiffin, OH, 44883, US |
| Region / Metro | Tiffin |
| Year of Construction | 1976 |
| Units | 49 |
| Transaction Date | 1997-12-02 |
| Transaction Price | $1,150,000 |
| Buyer | WURSTER DAVID B |
| Seller | --- |
859 Miami St, Tiffin OH Multifamily Investment
Neighborhood occupancy trends are steady and broadly in line with the Tiffin metro, supporting predictable cash flow potential, according to WDSuite’s CRE market data. Pricing remains accessible for renters, which helps sustain demand without relying on outsized rent growth.
This property sits in a rural neighborhood of Tiffin that ranks 2nd out of 30 metro neighborhoods overall (A+), indicating competitive livability within the local context. Daily needs are convenient: pharmacy access ranks 1st of 30 and grocery availability is competitive among Tiffin neighborhoods (rank 3 of 30), while restaurants and cafes track above national midpoints. Park space is limited (rank 30 of 30), an item to note for resident amenities.
For investors, the rental market signals are balanced. Neighborhood occupancy is around the metro median, and rents in the immediate area remain comparatively modest, which supports retention and reduces turnover sensitivity. The renter-occupied share of housing units is approximately one-third, indicating a meaningful tenant base without over-reliance on multifamily demand. The neighborhood’s rent-to-income positioning sits near national mid-range, suggesting manageable affordability pressure and potential for disciplined rent management.
Within a 3-mile radius, demographics show population growth in recent years alongside a larger increase in households and families, pointing to smaller household sizes and a gradually expanding renter pool. Forward-looking estimates continue to indicate incremental population and household gains, which can support occupancy stability and leasing velocity over time.
The area’s housing stock skews older than the property: average neighborhood vintage is 1957 versus the subject’s 1976 construction. Being newer than much of the local inventory can be a competitive advantage on finishes and systems, though investors should still underwrite ongoing modernization to remain competitive against both renovated legacy assets and newer deliveries across the broader region. School ratings in the neighborhood trend below national averages, which may temper appeal for some family renters but typically has a limited impact on workforce-oriented demand segments.
Safety indicators compare favorably at the national level. Violent-offense metrics place the neighborhood in the top decile nationally, and recent year-over-year trends show meaningful declines in both violent and property offenses. These patterns point to a comparatively stable environment for residents while avoiding over-reliance on block-level conclusions.
Within the Tiffin metro, local rankings vary by category, but the national positioning and the improving directionality together suggest conditions that are supportive of renter retention and day-to-day livability. As always, investors should pair metro- and national benchmarks with on-the-ground diligence for the immediate block and property frontage.
Regional employers within commuting range help support a steady renter base, particularly for workforce housing. Notable nearby anchors include Marathon Petroleum, Owens-Illinois, Dana, Dana Holding, and Owens Corning.
- Marathon Petroleum — energy refining (23.6 miles) — HQ
- Owens-Illinois — glass containers (36.4 miles) — HQ
- Dana — auto components (40.0 miles)
- Dana Holding — auto components (40.1 miles) — HQ
- Owens Corning — building materials (40.3 miles) — HQ
Built in 1976 with 49 units, the asset is newer than the neighborhood’s average housing stock and can compete on systems and finishes with targeted upgrades. Neighborhood occupancy trends sit near the metro median, and area rents remain comparatively accessible, which supports retention and reduces exposure to volatility. Based on CRE market data from WDSuite, household counts within a 3-mile radius have increased and are projected to grow further, suggesting a gradually expanding tenant base.
Home values in the area are lower than many national peers, which can introduce some competition from entry-level ownership; however, this also keeps rent-to-income levels moderate, supporting lease stability and measured pricing power. Limited nearby park space and below-average school ratings are considerations, but strong access to daily necessities and commutable employers underpins consistent renter demand.
- 1976 vintage offers value-add potential versus older neighborhood stock
- Neighborhood occupancy around metro median supports stable leasing
- Growing households within 3 miles point to a larger tenant base over time
- Accessible rents and moderate rent-to-income levels aid retention
- Risks: limited park amenities, below-average school ratings, and some competition from entry-level ownership options