| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Best |
| Demographics | 84th | Best |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3501 W State Route 22 3, Loveland, OH, 45140, US |
| Region / Metro | Loveland |
| Year of Construction | 2001 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3501 W State Route 22 3 Loveland Multifamily Investment
Positioned in an inner-suburban pocket of the Cincinnati metro, the surrounding neighborhood shows steady renter demand and occupancy in the mid-90s, according to WDSuite’s CRE market data. For investors screening stabilized assets, the area’s above-median neighborhood ranking and strong everyday retail access point to durable leasing fundamentals rather than transient demand spikes.
The property sits in an Inner Suburb of the Cincinnati, OH-KY-IN metro that ranks 37 out of 611 metro neighborhoods, placing it well above the metro median. Everyday convenience is a local strength: grocery access is among the best in the metro (rank 14 of 611; 93rd percentile nationally), and restaurant density is competitive, while café and park density are limited—signaling more utilitarian retail than lifestyle destinations. For investors, this mix typically supports workforce and family-oriented renter demand with consistent trip-generating amenities.
Neighborhood rent levels trend above the national midpoint (around the 69th percentile) and occupancy is above national median levels, indicating a leasing environment supportive of revenue stability rather than heavy concessions, based on CRE market data from WDSuite. The neighborhood’s renter-occupied share is 48.5%, a relatively high renter concentration (87th percentile nationally), which expands the local tenant base and can help sustain absorption across cycles. Note that these are neighborhood-level metrics, not property-specific performance.
At the 3-mile radius, demographics show a stable-to-growing demand backdrop for multifamily: households increased roughly 3% over the last five years and are projected to grow by about 30% by 2028, even as average household size declines. This combination points to more households—and therefore a larger potential renter pool—supporting occupancy stability and lease-up velocity for comparable assets. Income levels are elevated in this radius (median around the low-$100Ks and rising in forecasts), which tends to support rent collections and reduces reliance on deep concessions.
The asset’s 2001 vintage is newer than the neighborhood’s average construction year (1997). That positioning often offers competitive advantages versus older stock on systems and layouts, while still leaving room for targeted modernization or value-add scope (common areas, in-unit finishes) to enhance rent premiums without full repositioning risk.
Comparable safety context is important for underwriting, but specific crime ranks for this neighborhood are not available in the provided WDSuite dataset. Investors typically benchmark neighborhood conditions against metro averages and trend direction; consider layering local police data and third-party risk mapping to validate on-the-ground conditions before finalizing assumptions.
Proximity to regional corporate offices underpins commuter demand and supports retention for workforce and professional renters. Notable nearby employers include Anthem (insurance), Kroger corporate operations, AK Steel Holding, Humana Pharmacy Solutions, and Prudential Financial—reflecting a diversified white-collar and operations employment base.
- Anthem Inc Mason Campus II — insurance (0.98 miles)
- Kroger DCIC — corporate offices (7.09 miles)
- AK Steel Holding — steel manufacturing corporate offices (7.89 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (7.98 miles)
- Prudential Financial — financial services (8.65 miles)
This 96-unit, 2001-vintage asset benefits from a high-performing Inner Suburb location that ranks above the metro median and shows resilient renter demand. Neighborhood-level occupancy trends above national medians and a relatively high renter-occupied share indicate a deep tenant base, while strong grocery access and competitive restaurant density support day-to-day livability that helps leasing and renewals. According to CRE market data from WDSuite, local rent levels sit above the national midpoint, suggesting potential for steady revenue management rather than reliance on heavy concessions.
Within a 3-mile radius, households have grown and are projected to expand meaningfully through 2028, even as average household size declines—an investor-relevant setup that points to a larger renter pool over time. Elevated household incomes and a rent-to-income profile near 15% at the neighborhood level reinforce collection consistency and measured pricing power, though investors should balance that against home values that are moderate for the region, which can introduce some competition from ownership options.
- Inner-suburban Cincinnati location ranked well above metro median, supporting durable leasing fundamentals
- 2001 vintage provides competitive positioning versus older stock with targeted value-add opportunity
- Neighborhood renter concentration and above-median occupancy support absorption and renewal stability
- 3-mile household growth and rising incomes expand the tenant base and support rent performance
- Risks: limited café/park amenities nearby and potential competition from ownership options may temper premium rent growth