| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 25th | Poor |
| Demographics | 49th | Good |
| Amenities | 48th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 911 Milton Blvd, Newton Falls, OH, 44444, US |
| Region / Metro | Newton Falls |
| Year of Construction | 1978 |
| Units | 59 |
| Transaction Date | 1997-05-22 |
| Transaction Price | $950,000 |
| Buyer | MIDWEST ESTATES LLC |
| Seller | KONIGSBERG & COMPANY INC |
911 Milton Blvd Newton Falls Multifamily Investment
Neighborhood renter concentration is elevated, supporting a stable tenant base at modest rent levels, according to WDSuite’s commercial real estate analysis.
Located in Newton Falls within the Youngstown–Warren–Boardman metro, the neighborhood scores in the top quartile among 222 metro neighborhoods overall (A- rating), per WDSuite. Daily needs are reasonably served with grocery and pharmacy access performing above national midpoints, while parks and childcare options are limited, suggesting a more utilitarian amenity mix rather than lifestyle-driven offerings.
For investors, the neighborhood’s housing dynamics point to durable renter demand: the share of housing units that are renter-occupied ranks in the higher tier metro-wide and sits well above national midpoints. At the same time, the neighborhood occupancy rate trends below national norms, indicating that leasing strategies and asset positioning remain important to sustain performance and reduce downtime.
Affordability supports retention. Neighborhood-level median contract rents sit on the lower end nationally, and rent-to-income ratios are favorable, which can support lease renewals and occupancy stability. Home values are comparatively low in the area; in this kind of high-access ownership market, some households may weigh buying versus renting, so underwriting should assume competition from entry-level ownership while recognizing that lower rents can still anchor renter reliance on multifamily housing.
Within a 3-mile radius, demographics indicate a mixed near-term baseline with population down modestly in recent years but WDSuite’s projections pointing to growth in both population and households over the next five years alongside slightly smaller household sizes. That combination typically expands the renter pool and supports absorption, particularly for well-managed, functional units at accessible price points.
Safety signals are mixed and should be interpreted in context. At the metro level, the neighborhood’s crime rank is 24 out of 222 Youngstown–Warren–Boardman neighborhoods, indicating higher crime relative to many parts of the metro. Nationally, however, WDSuite’s indicators place the area in stronger percentiles for both property and violent offense rates, suggesting comparatively favorable conditions versus many neighborhoods across the country. Recent trend data also shows a notable year-over-year reduction in estimated violent offenses, which is constructive from a risk-management standpoint.
Nearby employment anchors span rail, manufacturing, utilities, and distribution—supporting workforce housing demand and commute convenience for renters who work at Norfolk Southern, Goodyear Tire & Rubber, FirstEnergy, Home Depot Distribution Center, and the Norfolk Southern Motor Yard.
- Norfolk Southern — rail operations (5.3 miles)
- Goodyear Tire & Rubber — manufacturing (28.0 miles) — HQ
- FirstEnergy — utilities (29.7 miles) — HQ
- Home Depot Distribution Center — distribution (29.8 miles)
- Norfolk Southern Motor Yard — rail yard (31.0 miles)
This 59-unit property, built in 1978, is newer than the neighborhood’s older housing stock and can compete on functionality versus mid-century assets, while still warranting capital planning for systems and common-area modernization. Neighborhood fundamentals lean toward attainable rents, a deeper renter base, and projected household growth within 3 miles—factors that can support occupancy stability with disciplined leasing and expense control.
According to CRE market data from WDSuite, the neighborhood exhibits an above-average share of renter-occupied units and favorable rent-to-income dynamics, while overall occupancy sits below national norms—an execution risk that can be managed through focused unit turns, marketing, and value-oriented positioning. Investors should underwrite against potential competition from entry-level ownership given comparatively low home values, balancing this with the property’s scale and potential value-add upside tied to its vintage.
- Newer 1978 vintage versus neighborhood average underscores competitive positioning with targeted renovations to lift rents and retention.
- Attainable neighborhood rents and favorable rent-to-income support leasing stability and renewal rates.
- Projected growth in population and households within 3 miles expands the prospective renter pool.
- Risk: Below-national neighborhood occupancy suggests tighter asset management to limit downtime and concessions.