| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 27th | Fair |
| Demographics | 35th | Poor |
| Amenities | 42nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1860 Mahoning Ave NW, Warren, OH, 44483, US |
| Region / Metro | Warren |
| Year of Construction | 1973 |
| Units | 24 |
| Transaction Date | 2013-09-23 |
| Transaction Price | $645,000 |
| Buyer | GEISLER HOLDINGS LLC |
| Seller | BARTOW TRUMBULL PROPERTIES LLC |
1860 Mahoning Ave NW, Warren OH Multifamily Investment
Positioned in an inner-suburb pocket of Warren with steady renter demand and improving neighborhood occupancy, this 24-unit 1973 asset offers operational upside relative to older local stock, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb neighborhood rated B+ and ranked 62 out of 222 within the Youngstown–Warren–Boardman metro, indicating it is competitive among metro neighborhoods. Amenity access is a local strength: restaurants and cafes score in the 85th and 84th national percentiles, and grocery and parks are around the 80th percentile, supporting daily convenience that helps with leasing and retention.
Neighborhood occupancy has trended higher over the past five years, supporting a more stable operating backdrop for multifamily owners. The share of housing units that are renter-occupied is 42.4% in the neighborhood, signaling a meaningful renter concentration and a consistent tenant base for small- to mid-sized properties.
Within a 3-mile radius, demographic statistics show modest recent softness followed by projected growth: past-year data indicate slight population and household declines, while 2028 projections point to increases in both population and households, implying a larger tenant base and potential support for occupancy stability. Median contract rents in the 3-mile area remain accessible relative to incomes, which can aid lease retention, though owners should calibrate pricing and renewal strategies to manage affordability pressure.
Home values in the immediate neighborhood are low by national standards, creating a more accessible ownership market that can compete with rentals; however, that same dynamic often supports steady demand for reasonably priced apartments, particularly when properties offer convenience and functional layouts. Compared with a neighborhood average construction year of 1927, a 1973 vintage positions this asset newer than much of the local housing stock, with potential competitiveness versus older buildings while leaving room for targeted modernization.
Safety indicators for the neighborhood are mixed. The area ranks 95 out of 222 metro neighborhoods for crime, placing it below the metro median, and national comparisons sit in the lower percentiles. Recent year-over-year trends, however, show estimated declines in both violent and property offenses, suggesting some incremental improvement. Investors should underwrite with conservative assumptions, prioritize lighting, access control, and tenant screening, and monitor submarket trends over time rather than block-level variation.
Proximity to a mix of logistics, rail, and manufacturing corporate offices supports a regional workforce renter base and commute convenience. Notable nearby employers include Norfolk Southern, Home Depot Distribution Center, Goodyear Tire & Rubber, Norfolk Southern Motor Yard, and Parker-Hannifin.
- Norfolk Southern — rail operations (6.8 miles)
- Home Depot Distribution Center — logistics/distribution (34.2 miles)
- Goodyear Tire & Rubber — manufacturing & corporate (36.3 miles) — HQ
- Norfolk Southern Motor Yard — rail operations (36.3 miles)
- Parker-Hannifin — industrial & corporate (37.2 miles) — HQ
This 24-unit, 1973 multifamily property offers a practical, needs-based housing profile in a neighborhood with rising occupancy and solid amenity access. The vintage is newer than the local average housing stock, which can provide a competitive edge versus older buildings while leaving scope for targeted renovations to refresh systems and interiors. Smaller average unit sizes (~476 sq. ft.) can align with price-sensitive workforce renters and support leasing velocity, while the neighborhood’s renter-occupied share indicates depth in the tenant pool.
Based on CRE market data from WDSuite, the surrounding 3-mile area shows moderate rents relative to incomes and projections for growth in population and households by 2028, which can expand the renter base and support occupancy stability. Counterbalancing factors include lower-cost homeownership in the immediate area and mixed safety readings, both of which argue for disciplined underwriting and active asset management.
- Newer-than-neighborhood-average 1973 vintage with potential competitive positioning versus older stock
- Neighborhood occupancy trending upward, supporting cash flow stability potential
- Amenity access (food, grocery, parks) supportive of tenant retention and leasing
- Smaller average unit sizes that can appeal to workforce renters and aid lease-up
- Risks: competitive pressure from low-cost ownership and mixed safety metrics require conservative underwriting and proactive management