| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Good |
| Demographics | 67th | Best |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 327 N Section St, South Lebanon, OH, 45065, US |
| Region / Metro | South Lebanon |
| Year of Construction | 1994 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
327 N Section St, South Lebanon Multifamily Opportunity
Positioned in a suburban Cincinnati pocket with strong household incomes and stable neighborhood occupancy, the asset caters to renters seeking value relative to nearby ownership costs, according to WDSuite’s CRE market data. This balance supports steady leasing while leaving room for targeted operational improvements.
South Lebanon sits within the Cincinnati metro and scores competitively among 611 local neighborhoods on overall livability, with suburban character and access to daily needs. Amenity density trends mixed: parks and pharmacies are above the metro median, while grocery and cafes are thinner, indicating a primarily residential setting where residents rely on nearby corridors for retail and services.
Neighborhood multifamily occupancy is 92.2% (neighborhood metric), placing it in the national midrange and suggesting generally stable tenancy without overheating. The renter-occupied share is modest (about one-eighth of housing units), pointing to a predominantly owner-occupied landscape; for investors this often translates to a smaller but reliable renter pool with less direct competition from dense apartment clusters.
Within a 3-mile radius, demographics show notable growth: population has expanded over the past five years and households increased at a healthy pace, with projections calling for further population growth and a meaningful rise in households by 2028. These trends imply a larger tenant base over time, supporting occupancy stability and future leasing velocity for well-positioned units.
Income and education levels are strengths: neighborhood household incomes rank in the top decile nationally and bachelor’s attainment is high, reinforcing payment capacity. Home values are elevated for the region, which tends to sustain multifamily demand as some households favor more accessible rental options—an investor positive for retention and pricing discipline when paired with prudent lease management.
Safety indicators are comparatively favorable for the area. The neighborhood’s crime profile is competitive among Cincinnati’s 611 neighborhoods and sits above the national midpoint for safety, with violent and property offense rates in higher national percentiles (safer relative to many U.S. neighborhoods). Recent year-over-year trends show some uptick in property offenses; investors should monitor local reporting and portfolio-level incident protocols as part of risk management.
The area draws from a diversified suburban employment base that supports commuter convenience and renter demand, anchored by regional healthcare, industrial, and corporate services. Nearby employers include Anthem, AK Steel, Humana Pharmacy Solutions, Kroger DCIC, and Prudential Financial.
- Anthem Inc Mason Campus II — insurance services (6.5 miles)
- AK Steel Holding — steel & corporate offices (12.0 miles) — HQ
- Humana Pharmacy Solutions — healthcare & pharmacy services (12.6 miles)
- Kroger DCIC — retail & corporate services (13.2 miles)
- Prudential Financial — financial services (14.2 miles)
Constructed in 1994, the property is slightly newer than the neighborhood average vintage, offering relative competitiveness versus older stock while leaving room for modernization of select systems and finishes as part of a targeted value-add plan. Neighborhood occupancy is in the national midrange and the renter base is limited but stable; paired with elevated home values and strong local incomes, this tends to support retention and consistent leasing for well-managed units. Based on CRE market data from WDSuite, growth within a 3-mile radius—both historical and projected—signals a larger tenant base ahead, reinforcing demand fundamentals.
Key considerations include a suburban amenity set that is serviceable but not dense, and recent upticks in certain property offense categories that warrant ongoing monitoring. Overall, the combination of strong incomes, expanding household counts, and a lightly value-add 1990s vintage positions the asset for durable performance with disciplined operations.
- Suburban Cincinnati location with above-average incomes supporting rent collections and retention
- 1994 vintage offers competitive positioning plus selective renovation and systems upgrades
- Growing 3-mile household and population base supports long-run renter pool expansion
- Elevated ownership costs nearby reinforce reliance on multifamily, aiding pricing discipline
- Risks: thinner walkable amenities and recent property offense upticks call for proactive management