| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Best |
| Demographics | 84th | Best |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3501 State Route 22 And 3, Loveland, OH, 45140, US |
| Region / Metro | Loveland |
| Year of Construction | 2001 |
| Units | 24 |
| Transaction Date | 2000-08-09 |
| Transaction Price | $340,000 |
| Buyer | CARRIAGE SQUARE PTNS |
| Seller | NOLTING CHARLES A |
3501 State Route 22 and 3 Loveland Multifamily Investment
Neighborhood occupancy in this inner-suburb location trends in the mid-90s, supporting steady leasing conditions according to WDSuite’s CRE market data. Investor takeaway: renter demand is reinforced by a sizable renter-occupied share at the neighborhood level while remaining priced for retention.
Situated in Loveland within the Cincinnati metro’s inner suburbs, the neighborhood scores competitive among Cincinnati neighborhoods (ranked 37 out of 611). Renter-occupied housing accounts for a meaningful share of units at the neighborhood level (48.5%), which indicates depth in the tenant base and helps support occupancy stability for multifamily assets.
Everyday convenience is a strength: neighborhood grocery access sits in a high national percentile, and restaurants are above average nationally. Childcare density also ranks strongly, which can underpin demand for smaller household rentals. In contrast, parks, pharmacies, and cafes are sparse within the immediate neighborhood, so residents may rely on nearby corridors for some amenities.
From a housing and income standpoint, neighborhood median contract rents benchmark above the national median while the rent-to-income profile remains moderate, which can aid lease retention. The local housing stock skews relatively new for the metro (average late-1990s), and the subject property’s 2001 vintage positions it as newer than much of the nearby stock, offering competitive positioning while still warranting periodic systems updates to sustain performance.
Demographic statistics aggregated within a 3-mile radius show stable population today with a projected increase over the next five years, alongside growth in household counts and a gradual decrease in average household size. For investors, that combination typically expands the renter pool and supports occupancy, even as ownership options remain available in this high-earning area.
Comparable neighborhood-level safety metrics are not available from WDSuite for this specific location. Investors often benchmark submarket trends against broader Cincinnati patterns and property-level controls (access, lighting, management practices) to assess resident retention and leasing risk.
Nearby corporate offices provide a diverse employment base and commuting convenience that can support renter demand and lease stability, including Anthem, Kroger, AK Steel, Humana Pharmacy Solutions, and Prudential Financial.
- Anthem Inc Mason Campus II — corporate offices (1.0 miles)
- Kroger DCIC — corporate offices (6.9 miles)
- AK Steel Holding — corporate offices (7.9 miles) — HQ
- Humana Pharmacy Solutions — corporate offices (7.9 miles)
- Prudential Financial — corporate offices (8.5 miles)
This 24-unit property built in 2001 is positioned in a Cincinnati inner-suburb neighborhood with above-median national occupancy and a renter-occupied share that sits in the top quartile nationally for neighborhoods, supporting a deep tenant base. The asset benefits from strong proximity-driven demand drivers (grocery, restaurants, and childcare access are all solid) while the local ownership cost environment and moderate rent-to-income dynamics favor retention over frequent turnover, based on CRE market data from WDSuite.
Forward-looking, 3-mile radius projections indicate growth in households and a smaller average household size, which typically expands the renter pool and supports occupancy stability. Key considerations include limited park and cafe density in the immediate neighborhood, potential competition from increasing ownership orientation over time, and routine capital planning as the 2001 vintage ages.
- Occupancy above national median with strong neighborhood renter concentration supporting a durable tenant base.
- 2001 vintage offers competitive positioning versus older local stock, with manageable modernization needs.
- Proximity to multiple corporate offices underpins leasing velocity and retention.
- 3-mile outlook shows household growth and smaller household sizes, reinforcing multifamily demand.
- Risks: sparse parks/cafes within the neighborhood and potential tilt toward ownership that could pressure future renter capture.