| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Best |
| Demographics | 84th | Best |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5535 Irwin Simpson Rd, Mason, OH, 45040, US |
| Region / Metro | Mason |
| Year of Construction | 2011 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5535 Irwin Simpson Rd Mason Multifamily Investment
Inner-suburban Mason shows durable renter demand and competitive fundamentals, with neighborhood occupancy steady in the low-90s and five-year rent gains, according to WDSuite’s CRE market data.
This Inner Suburb neighborhood of the Cincinnati metro carries an A+ rating and ranks 1st among 611 metro neighborhoods, signaling strong overall fundamentals for multifamily. Amenity access is competitive among Cincinnati neighborhoods, with restaurants and cafes landing in the upper national percentiles and grocery coverage above metro norms. Average schools rate around 4.0 out of 5, placing the area in a higher-performing tier nationally and supporting family-oriented renter appeal.
Construction in the immediate area skews newer than much of the metro (average vintage 2003), and this 2011 asset should remain comparatively competitive versus older stock. Investors should still plan for mid-life system updates and modernization to sustain leasing velocity.
Within a 3-mile radius, demographics show a large, well-capitalized tenant base and ongoing growth. Households increased over the last five years and are projected to expand materially by 2028, pointing to a larger tenant base and supporting occupancy stability. Median household incomes are high locally, and the neighborhood’s rent-to-income ratio around the mid-teens suggests manageable affordability pressure that can aid retention and collections.
Home values in the neighborhood are elevated (median roughly in the low-$400,000s), which tends to reinforce reliance on multifamily rentals. At the same time, neighborhood rents have posted meaningful five-year growth, and occupancy in the neighborhood sits near 93%, above many national markets. The share of housing units that are renter-occupied within 3 miles is about one-third, indicating a deep enough renter pool for leasing while still leaving headroom to target move-up renters from ownership-leaning cohorts.
Safety indicators are favorable in a national context, with violent and property offense measures placing the neighborhood in higher national percentiles (safer than many areas nationwide). Relative to the Cincinnati metro, crime rank data suggests the area is not among the very lowest-crime neighborhoods, so investors should benchmark security costs and tenant experience against nearby suburban peers.
Recent data show a noticeable uptick in property offenses over the last year, warranting routine monitoring of trends and coordination with management on preventative measures. Overall, the area compares well nationally, but near-term fluctuations underscore the value of pragmatic operating practices.
Proximity to major corporate offices supports weekday population and renter demand, with convenient commutes to healthcare, steel, retail services, and financial services employers noted below.
- Anthem Inc Mason Campus II — healthcare administration (1.3 miles)
- AK Steel Holding — steel producer (5.7 miles) — HQ
- Kroger DCIC — retail services/innovation (5.8 miles)
- Humana Pharmacy Solutions — healthcare services (5.8 miles)
- Prudential Financial — financial services (6.8 miles)
2011 construction positions this 81-unit asset as newer than much of the surrounding stock, offering a competitive edge versus older properties while entering its mid-life phase where targeted capex and amenity refreshes can drive rent premiums. Neighborhood occupancy is in the low-90s and rents have grown meaningfully over five years; combined with elevated local home values, this supports steady leasing and pricing power. According to CRE market data from WDSuite, the area’s rent-to-income levels indicate manageable affordability pressure, aiding renewal capture and bad-debt control.
Demand drivers extend beyond current metrics: within a 3-mile radius, households have been growing and are projected to expand further by 2028, pointing to renter pool expansion and support for occupancy stability. High incomes and quality schools enhance family-oriented appeal, while access to multiple corporate employers underpins weekday traffic and retention.
- Newer 2011 vintage provides competitive positioning versus older neighborhood stock
- Neighborhood occupancy near low-90s with five-year rent growth supporting revenue durability
- 3-mile household growth outlook points to a larger tenant base and leasing stability
- Elevated home values reinforce sustained reliance on multifamily rentals and pricing power
- Risks: recent uptick in property offenses and mid-life capex needs warrant prudent operating plans