| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Best |
| Demographics | 37th | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10 Browns Rd, Marietta, OH, 45750, US |
| Region / Metro | Marietta |
| Year of Construction | 2008 |
| Units | 33 |
| Transaction Date | 1998-09-17 |
| Transaction Price | $286,300 |
| Buyer | CEDAR BARK LLC |
| Seller | --- |
10 Browns Rd Marietta, OH Multifamily Investment
Neighborhood income and rent levels point to durable renter demand at attainable price points, according to WDSuite’s CRE market data, while the submarket’s operating performance trends support a pragmatic, cash‑flow first underwriting stance.
The property at 10 Browns Rd sits in a Rural neighborhood of Marietta rated B- and positioned mid-pack among 34 metro neighborhoods (ranked 19 of 34). Local amenity density is low (cafés, groceries, parks, and restaurants rank near the bottom of the metro and low nationally), so residents are more car-dependent. For investors, this favors value positioning and parking convenience over walkable retail appeal.
Occupancy for the neighborhood is moderate and has softened versus five years ago, sitting below national medians. That backdrop suggests lease-up may take longer than in high-demand urban submarkets, but pricing discipline and attentive management can sustain stability where households value larger space and drive-to-amenities living.
Construction in this area trends older (average 1987), whereas this asset was built in 2008. The newer vintage provides a competitive edge versus older stock, though investors should budget for mid-life system updates and selective renovations to maintain curb appeal and support rent growth relative to legacy properties.
Within a 3-mile radius, demographics indicate a smaller overall population today than five years ago, but with signs of future household growth alongside smaller household sizes. This mix typically expands the renter pool over time by adding more household formations relative to persons, supporting occupancy stability for well-managed, right-sized units.
Home values in the neighborhood are modest in a national context, and rent-to-income is near the middle of U.S. neighborhoods. This combination generally supports retention and reduces extreme affordability pressure, helping maintain steady demand for multifamily units without relying on premium-pricing strategies.
Safety indicators compare favorably at the national level while landing below the metro’s top tier. Based on WDSuite’s data, the neighborhood scores in the higher national percentiles for both lower violent and property offenses (around the mid‑70s nationally), indicating it is safer than many neighborhoods across the U.S. At the metro level, its crime rank is toward the lower half (ranked 26 of 34 neighborhoods), so it is not among the safest locally but remains competitive by national comparison.
Short‑term trends are directionally positive: both violent and property offense estimates show meaningful year‑over‑year improvement, placing the neighborhood in strong national improvement percentiles. Investors can frame this as a supportive trend to monitor rather than a guarantee, with ongoing emphasis on lighting, access control, and routine security measures appropriate for workforce housing.
This 33‑unit asset, built in 2008, is newer than the neighborhood average and positioned for competitive performance against older local stock. Neighborhood operating fundamentals have been resilient for value‑oriented product, and, according to CRE market data from WDSuite, the area’s performance profile is supported by manageable rent-to-income levels that aid tenant retention. While overall amenity density is low, the tradeoff is attainable housing that can attract renters prioritizing space and convenience over walkability.
Looking ahead, the 3‑mile area shows prospects for household growth with smaller average household sizes, which can expand the renter pool and support occupancy stability. Given recent softening in neighborhood occupancy, execution will hinge on disciplined leasing, modest capex for mid‑life systems, and targeted unit updates that keep the property competitive versus older alternatives.
- 2008 vintage outcompetes older local stock; plan for mid‑life systems and light value‑add
- Attainable rents and balanced rent-to-income support tenant retention and steady demand
- 3‑mile demographic outlook points to more households and a larger renter pool over time
- Low amenity density favors car‑oriented renters; emphasize parking and onsite livability
- Risk: neighborhood occupancy below national medians requires disciplined leasing and renewal management