| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Best |
| Demographics | 64th | Good |
| Amenities | 15th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 200 Adamsmoor Dr, Waynesville, OH, 45068, US |
| Region / Metro | Waynesville |
| Year of Construction | 1996 |
| Units | 40 |
| Transaction Date | 1995-05-25 |
| Transaction Price | $88,500 |
| Buyer | CARRIAGE HILL INC |
| Seller | WRIGHT DONALD C |
200 Adamsmoor Dr Waynesville Multifamily Investment
Neighborhood occupancy trends are steady and sit above the metro median, according to WDSuite’s CRE market data, suggesting durable leasing fundamentals for a 1996-vintage, 40-unit asset in Warren County. Household growth within the local radius supports renter demand, while a strong school system can aid retention.
Waynesville is a rural neighborhood within the Cincinnati, OH-KY-IN metro that scores a B+ overall and ranks 197 out of 611 metro neighborhoods, placing it above the metro median. According to CRE market data from WDSuite, neighborhood occupancy is in the 70th percentile nationally and above the metro median, which points to stable renter demand rather than short-term spikes.
Livability is anchored by exceptional schools: the neighborhood’s average school rating ranks 1st of 611 metro neighborhoods and is in the top percentile nationally, a factor that often supports leasing stability for family-oriented units. Amenities are thinner in this rural setting—parks, pharmacies, and childcare options are limited—though cafe density trends competitively (about the 69th percentile nationally) and grocery access tracks near the national middle.
Tenure patterns indicate a moderate renter base: the renter-occupied share is approximately 31% of housing units in the neighborhood, providing depth for workforce housing while not overwhelming the ownership stock. For investors, this balance can translate to a consistent, but not overly transient, tenant base that supports occupancy management.
Within a 3-mile radius, demographics show population growth over the past five years and an increase in total households, with forecasts calling for further household expansion. This points to a gradually enlarging tenant pool; rising median household incomes alongside attainable median contract rents suggest manageable affordability pressure for renters, which can support lease retention and steady renewal outcomes.
Home values sit moderately above national midpoints and, together with a value-to-income ratio near the upper national tercile, reflect a relatively high-cost ownership market for the region. For multifamily operators, this context can sustain reliance on rental housing and help underpin pricing power without overreaching affordability thresholds.
Comparable safety benchmarking at the neighborhood level is limited in the available dataset for this location. Investors typically assess conditions relative to Warren County and the broader Cincinnati metro to understand trend direction and positioning. Where formal crime ranks are published, using metro-relative ranks (out of 611 neighborhoods) and national percentiles helps contextualize risk without relying on block-level claims.
Regional employment anchors within commuting distance include Anthem’s Mason campus, AK Steel Holding, Humana Pharmacy Solutions, Kroger corporate operations, and Prudential Financial. This concentration of insurance, healthcare, steel, and retail corporate roles supports a diversified renter base and can aid retention through commute convenience.
- Anthem Inc Mason Campus II — health insurance operations (19.4 miles)
- AK Steel Holding — steel manufacturing (23.1 miles) — HQ
- Humana Pharmacy Solutions — pharmacy services (24.1 miles)
- Kroger DCIC — retail grocery corporate offices (26.0 miles)
- Prudential Financial — insurance and investment services (26.4 miles)
The investment case centers on occupancy stability, household growth, and a high-performing school ecosystem that supports retention. Neighborhood occupancy trends are above the metro median and in the upper national percentiles, according to CRE market data from WDSuite, while a moderate renter-occupied share signals depth without excessive turnover risk. Within a 3-mile radius, households have grown and are projected to expand further, pointing to a larger tenant base over the medium term.
The 1996 construction year is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock. This positioning can reduce near-term capital intensity while preserving potential to execute targeted upgrades that enhance yield. Ownership costs in the area are elevated enough to sustain multifamily reliance, yet rent-to-income dynamics indicate manageable affordability pressure—favorable for renewals and consistent collections. Key risks include thinner amenity density typical of rural settings and the need to calibrate value-add scope to local rent ceilings.
- Occupancy above metro median and strong national positioning support income stability
- 1996 vintage provides competitive standing versus older local stock with selective upgrade upside
- Expanding 3-mile household base points to a growing tenant pool and leasing resilience
- High-performing schools bolster family retention and reduce turnover risk
- Risks: thinner amenity mix in a rural setting and the need to align rents with local affordability