| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 22nd | Poor |
| Demographics | 22nd | Poor |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1380 Arbor Ave SE, Warren, OH, 44484, US |
| Region / Metro | Warren |
| Year of Construction | 1974 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | $1,659,807 |
| Buyer | KB PORTFOLIO LLC |
| Seller | WARREN MANOR LTD |
1380 Arbor Ave SE, Warren OH Multifamily
Neighborhood renter concentration is in the top quartile locally, supporting a deeper tenant base as forecasts point to household growth within 3 miles, according to WDSuite’s CRE market data. Vintage positioning suggests value-add potential relative to older area stock.
Located in an inner-suburb pocket of Warren, the property sits near daily-needs retail with comparatively strong grocery access (higher concentration than many neighborhoods nationally), but limited cafes, restaurants, and parks nearby. For investors, this mix often aligns with value-oriented renters who prioritize essentials over lifestyle amenities, which can support steady demand and lease retention.
Neighborhood metrics are measured for the neighborhood and not the property. The renter-occupied share of housing units is high for the metro (top quartile among 222 Youngstown-Warren-Boardman neighborhoods), indicating a deeper pool of renters for multifamily assets and potential occupancy stability across cycles. By contrast, neighborhood occupancy has trailed the metro median recently, so underwriting should emphasize leasing strategy and resident retention rather than aggressive rent trade-outs.
Homeownership costs in the neighborhood are relatively low versus national norms. In practical terms, this can introduce competition from ownership options, which may temper pricing power; however, it can also reinforce demand for well-managed rentals that deliver convenience and predictable monthly costs. Pairing disciplined leasing with targeted upgrades often captures this value-driven segment.
Demographic statistics are aggregated within a 3-mile radius. Recent years show modest softness in population and household counts, but forward-looking estimates indicate population growth and a sizable increase in households, implying renter pool expansion that can support occupancy and leasing velocity if realized. Median contract rents in the 3-mile area are projected to rise, which, combined with careful expense control, can improve property-level NOI over time. These dynamics are presented for context and validation purposes based on commercial real estate analysis from WDSuite.
Safety indicators for the neighborhood benchmark near the national middle overall, with improvement trends in the latest year. Relative to the 222 neighborhoods in the Youngstown-Warren-Boardman metro, crime ranks in a more favorable tier than many peers, while nationally the positioning is closer to average.
Violent incident rates have moved lower year-over-year, and property crime estimates also declined, which can help leasing and retention narratives. As always, investors should evaluate property-specific measures (lighting, access control, and visibility) and track multi-year neighborhood trends rather than relying on a single period.
Proximity to regional employers supports a workforce renter base and practical commute times. Nearby anchors include rail operations, distribution, manufacturing, and utilities, which can contribute to steady tenant demand and retention.
- Norfolk Southern — rail transportation (6.2 miles)
- Home Depot Distribution Center — distribution & logistics (37.0 miles)
- Goodyear Tire & Rubber — tire manufacturing (37.8 miles) — HQ
- Norfolk Southern Motor Yard — rail operations (39.0 miles)
- FirstEnergy — utilities (39.4 miles) — HQ
1380 Arbor Ave SE is an 84-unit asset built in 1974, positioned in a value-focused inner-suburban location. The property is newer than much of the area’s housing stock, creating a path for selective renovations and common-area improvements to sharpen competitiveness against older comparables. Neighborhood renter concentration sits in the top quartile locally, signaling a deeper tenant base, while recent neighborhood occupancy trends suggest leaning on renewal strategy and service quality over aggressive rent growth to maintain stability. According to CRE market data from WDSuite, the surrounding 3-mile area is projected to see population and household growth alongside higher median contract rents, supporting a constructive medium-term thesis if forecasts materialize.
Ownership costs in the immediate neighborhood are comparatively low at the national level, which can create competition for renters considering entry-level ownership. That dynamic argues for balancing value-add scope with affordability to sustain retention. Limited lifestyle amenities nearby make daily-needs convenience a stronger driver than entertainment or dining, reinforcing a pragmatic renter profile that responds well to reliability, responsive management, and functional upgrades.
- 84 units (1974) with clear value-add angles versus older local stock
- High renter-occupied share locally supports depth of tenant demand
- 3-mile forecasts indicate population and household growth that can support occupancy and leasing
- Daily-needs retail access aligns with workforce renters seeking convenience
- Risks: below-median neighborhood occupancy, competition from entry-level ownership, and limited nearby amenities