| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Good |
| Demographics | 36th | Poor |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 114 Dave Ave, Lebanon, OH, 45036, US |
| Region / Metro | Lebanon |
| Year of Construction | 1997 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
114 Dave Ave, Lebanon OH — 36-Unit Multifamily
Neighborhood occupancy is solid and renter demand is supported by steady household growth, according to WDSuite’s CRE market data. This inner-suburb location offers stable cash flow dynamics with moderate affordability supporting retention.
Lebanon’s inner-suburb setting places the property within a neighborhood rated B+ and ranked 177 out of 611 across the Cincinnati metro—competitive among Cincinnati neighborhoods and above the metro median. Amenities skew practical: pharmacies and parks index well nationally, while restaurants are reasonably available and cafes are sparse. For investors, that mix typically supports daily convenience without premium pricing pressure tied to lifestyle hotspots.
Neighborhood occupancy is 93.5% (above the national midpoint), pointing to stable leasing conditions. The share of housing units that are renter-occupied is about 42%, a higher renter concentration relative to many areas nationwide, which helps deepen the tenant base and can support occupancy stability through cycles.
Construction patterns nearby average around 1977, while the subject’s 1997 vintage is newer than local stock by roughly two decades. That positioning can be competitively advantageous versus older properties, though investors should still plan for age-related systems and potential common-area updates to sustain leasing velocity.
Within a 3-mile radius, population and households have grown in recent years, and households are projected to rise further by around 41% by 2028, expanding the renter pool and supporting absorption. Median home values sit in a mid-range context for the region, and the neighborhood’s rent-to-income ratio trends near the national middle; together, these factors suggest manageable affordability pressures that can aid lease retention while leaving measured room for revenue management.
Direct, property-level crime data are not provided here, and neighborhood-level crime metrics are not available in this dataset. Investors typically compare citywide or metro crime trends alongside local leasing performance and resident feedback when evaluating risk. As with any market, prudent underwriting should pair historical occupancy and rent collections with third-party safety benchmarks for a balanced view.
The employment base within commuting range blends healthcare, manufacturing, insurance, and consumer goods—sectors that help support steady renter demand and retention. Notable nearby employers include Anthem, AK Steel, Humana Pharmacy Solutions, Kroger’s corporate facilities, and Cincinnati Financial.
- Anthem Inc Mason Campus II — healthcare services (10.5 miles)
- AK Steel Holding — steel manufacturing (14.6 miles) — HQ
- Humana Pharmacy Solutions — pharmacy benefits (15.6 miles)
- Kroger DCIC — consumer goods corporate (17.1 miles)
- Cincinnati Financial — insurance (19.8 miles) — HQ
Built in 1997, the property is newer than much of the surrounding housing stock, which can enhance competitive positioning versus older assets while still warranting targeted capital planning for systems and finishes. Neighborhood occupancy around the mid-90s and a renter-occupied share near the low-40% range indicate a sizable tenant base and durable leasing fundamentals. According to CRE market data from WDSuite, amenity access leans toward essentials (pharmacies, groceries, parks) that support everyday convenience without pushing rents out of reach.
Within a 3-mile radius, recent population and household growth—and projections for further household expansion by 2028—point to a larger tenant base over time, which can support occupancy stability and measured rent growth. Home values and rent-to-income conditions align with a high-cost-ownership/accessible-rent dynamic for the metro, reinforcing rental reliance and aiding lease retention.
- 1997 vintage offers relative competitiveness versus older local stock with targeted value-add upside
- Above-median neighborhood standing and solid occupancy underpin leasing stability
- 3-mile household growth and projections suggest a larger tenant base supporting absorption
- Everyday amenities (pharmacy, grocery, parks) support retention without premium-pricing dependence
- Risk: limited cafe/lifestyle density and potential shifts toward ownership could temper rent-upside in some cycles