| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Good |
| Demographics | 50th | Good |
| Amenities | 36th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 169 Kenmore Ave NE, Warren, OH, 44483, US |
| Region / Metro | Warren |
| Year of Construction | 1990 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
169 Kenmore Ave NE Warren Multifamily Investment
Neighborhood fundamentals point to durable renter demand, with 96.6% neighborhood occupancy supporting income stability according to WDSuite’s CRE market data. The asset’s submarket positioning favors steady leasing over cycle volatility.
Located in Warren (Youngstown–Warren–Boardman metro), the neighborhood is competitive among metro peers, ranking 41 out of 222 neighborhoods. According to WDSuite’s commercial real estate analysis, neighborhood occupancy sits in the top quartile nationally, which supports cash flow consistency for stabilized multifamily assets.
The property’s 1990 vintage is newer than the area’s average construction year of 1974. That typically enhances competitive positioning versus older stock, though investors should still plan for selective modernization of interiors and systems to meet current renter expectations and sustain pricing power.
Amenity access is mixed: grocery and pharmacy availability track above national midpoints, while cafes, restaurants, and parks are limited within the immediate neighborhood. Average school ratings are below national norms, which can temper family-driven demand but does not preclude workforce-oriented leasing performance.
Within a 3-mile radius, demographics indicate a sizable renter base with 38.1% of housing units renter-occupied, and household sizes that are stable. Population has been relatively steady recently, and forecasts show an increase in households by 2028, signaling renter pool expansion that can support occupancy stability. Median contract rents in the 3-mile area have risen over the past five years and are projected to continue increasing, while rent-to-income levels remain manageable in this submarket context.
Ownership costs in the neighborhood are relatively accessible by national comparison (home values and value-to-income ratios rank in lower national percentiles). For multifamily investors, that suggests periodic competition from entry-level ownership; however, manageable rent-to-income and solid neighborhood occupancy support lease retention and steady absorption for well-maintained product.
Safety indicators are mixed. Compared with neighborhoods nationwide, property offense rates trend around the national midpoint, while violent offense measures sit below national safety percentiles. Recent year trends show improvement in property-related incidents but an uptick in violent offenses. At the metro level, the neighborhood places near the middle of Youngstown–Warren–Boardman communities. Investors should underwrite with prudent security and lighting enhancements and monitor local policing and community initiatives.
Nearby employers span rail operations, logistics, manufacturing, and utilities, supporting a diverse workforce and commute-friendly renter demand for this submarket. The list below highlights proximate drivers likely to influence leasing and retention.
- Norfolk Southern — corporate offices (6.8 miles)
- Home Depot Distribution Center — logistics (36.6 miles)
- Goodyear Tire & Rubber — manufacturing (37.9 miles) — HQ
- Norfolk Southern Motor Yard — rail operations (38.6 miles)
- FirstEnergy — utilities (39.5 miles) — HQ
This 32-unit, 1990-vintage asset benefits from neighborhood occupancy in the top quartile nationally and a renter base supported by a broad employment mix. Newer-than-area vintage enhances competitive positioning versus older local stock, with targeted upgrades offering value-add potential. Within a 3-mile radius, forecasts indicate growth in households and a larger renter pool by 2028, reinforcing leasing stability. According to CRE market data from WDSuite, rent levels have been rising locally while rent-to-income remains manageable, supporting retention and measured pricing power.
Balanced underwriting should acknowledge below-average school ratings, limited nearby lifestyle amenities, and mixed safety signals that vary by offense type. Ownership remains relatively accessible in this market, which can create periodic competition; however, steady occupancy and workforce demand dynamics can mitigate volatility for well-maintained properties.
- Strong neighborhood occupancy supports income stability
- 1990 vintage offers competitive positioning with targeted upgrade upside
- 3-mile household growth outlook expands the renter pool
- Manageable rent-to-income aids lease retention and measured pricing power
- Risks: limited amenities, below-average school ratings, and mixed safety metrics