| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Best |
| Demographics | 59th | Best |
| Amenities | 45th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 404 Pleasantwood Ave, Bryan, OH, 43506, US |
| Region / Metro | Bryan |
| Year of Construction | 1978 |
| Units | 72 |
| Transaction Date | 2007-03-28 |
| Transaction Price | $700,000 |
| Buyer | KV RENTALS LLC |
| Seller | HENRICKS RENTAL PROPERTIES LLC |
404 Pleasantwood Ave, Bryan OH Multifamily Investment
Neighborhood occupancy has held near the mid-90s, indicating stable renter demand relative to local supply according to WDSuite’s CRE market data. This supports predictable cash flow potential for a 1978-vintage, 72-unit asset in a steady suburban pocket of Williams County.
Livability indicators point to steady demand drivers for workforce housing. The neighborhood posts an A+ rating and ranks 1 out of 23 among Williams County neighborhoods, signaling strong relative fundamentals. Neighborhood occupancy trends sit above many peers (rank 8 of 23) and in the 73rd percentile nationally, a supportive backdrop for stabilization and lease retention.
Daily needs access is comparatively solid for a smaller market: grocery and pharmacies rank 2 and 3 of 23 locally and land in the upper-half nationally, while restaurants rank 1 of 23 and around the 71st percentile nationwide. Parks access is also competitive (rank 1 of 23; roughly top quartile nationally). Café and childcare densities are thin (both ranked 23 of 23), which may limit some lifestyle appeal but does not typically impair workforce leasing in similar suburban settings.
Schools are a relative strength for families, with the neighborhood’s average rating at 4.0 out of 5 (rank 1 of 23; 84th percentile nationally). For investors, stronger school outcomes can help broaden the tenant base and support longer stays for household renters.
Tenure metrics show a renter-occupied housing share of about 27.5% (rank 7 of 23; above the metro median), indicating a meaningful but not saturated renter concentration. In practice, that mix often supports a consistent tenant pipeline without excessive intra-neighborhood competition.
Demographic statistics referenced here are aggregated within a 3-mile radius. Local signals indicate relatively stable household sizes with limited recent growth, suggesting steady—but not surging—renter pool expansion. For underwriting, that points to an emphasis on retention, operations, and value-add positioning rather than outsized lease-up gains.
Ownership costs remain comparatively accessible for the region, yet elevated home value appreciation over the past five years and a low neighborhood rent-to-income ratio (around 11%) imply manageable affordability pressure for renters. For multifamily owners, this typically supports retention and reduces turnover risk, while still allowing disciplined rent management.
Neighborhood-level crime benchmarks are not available in this dataset. Investors generally compare safety by tracking neighborhood trends versus the broader metro and national context; in the absence of published ranks or percentiles here, a prudent approach is to pair WDSuite neighborhood insights with local law enforcement reports and insurer loss data to assess exposure and inform security and lighting plans.
The broader employment base features manufacturing and corporate services within commuting range, supporting workforce housing demand and day-to-day leasing stability. Notable nearby employers include RR Donnelley & Sons and Kautex-Textron.
- RR Donnelley & Sons — corporate services (26.1 miles)
- Kautex-Textron — manufacturing (35.3 miles)
This 1978-vintage, 72-unit property benefits from steady neighborhood occupancy (ranked 8 of 23 locally; above the national median), strong school performance (ranked 1 of 23), and convenient access to essential amenities relative to a small-market setting. The vintage implies potential for targeted renovations and systems upgrades, creating a path to enhance competitiveness against older local stock while preserving affordability that supports retention. According to commercial real estate analysis from WDSuite, neighborhood rent-to-income levels suggest manageable affordability pressure, which can underpin stable collections and disciplined rent growth strategies.
Forward-looking performance will likely hinge on operational execution and value-add scope rather than outsized demand growth. Amenity-light blocks and modest demographic expansion suggest focusing on unit modernization, curb appeal, and resident experience to sustain occupancy and reduce turnover.
- Competitive occupancy backdrop and top-ranked local schools support leasing stability
- 1978 vintage offers value-add potential via interior updates and system upgrades
- Essential amenities (grocery, pharmacy, parks) rank among the county’s leaders
- Manageable renter affordability (low rent-to-income) supports retention and collections
- Risks: limited café/childcare density and modest local growth place more weight on operations