| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Best |
| Demographics | 68th | Best |
| Amenities | 19th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7301 Nightingale Dr, Holland, OH, 43528, US |
| Region / Metro | Holland |
| Year of Construction | 1989 |
| Units | 86 |
| Transaction Date | 2007-06-08 |
| Transaction Price | $870,600 |
| Buyer | DRG FOX CHASE TIC 4 LLC |
| Seller | DRG FOX CHASE LLC LLC |
7301 Nightingale Dr, Holland OH — Suburban Multifamily Positioning
Occupancy in the surrounding neighborhood trends near the metro average with a renter base supported by steady household incomes, according to WDSuite’s CRE market data. This positioning favors balanced leasing and retention over cycle swings.
The property sits in a suburban pocket of the Toledo metro rated B+ among 244 neighborhoods, placing it above the metro median for overall fundamentals. Neighborhood occupancy is measured for the neighborhood at 92.4%, landing around the middle of local peers and the 56th percentile nationally, which supports relatively stable leasing conditions for multifamily assets.
Vintage in this area skews late‑1980s to early‑1990s. With a 1989 construction year versus a neighborhood average around 1991, the asset is slightly older than nearby stock, pointing to potential value‑add and capital planning opportunities to enhance competitiveness against newer alternatives.
Renter concentration is measured for the neighborhood at roughly one‑fifth of housing units being renter‑occupied, indicating an owner‑leaning local mix. For demand depth, the 3‑mile radius shows a larger renter‑occupied share alongside population growth and a modest increase in households, expanding the potential tenant base and supporting occupancy stability for well‑positioned communities.
Everyday needs are car‑oriented. Neighborhood grocery and restaurant density sits near the metro middle, while cafes, parks, and pharmacies are limited within the immediate neighborhood, reinforcing a suburban driving pattern rather than walk‑to convenience. For investors, this typically aligns with residents prioritizing space and schools over urban amenity proximity.
Income dynamics are a relative strength. Neighborhood household incomes rank in the upper tier locally and the 80th percentile nationally, while the neighborhood rent‑to‑income ratio trends below typical thresholds, suggesting lower affordability pressure that can aid lease retention and measured pricing power. Home values are moderate for the region, so ownership is attainable for some households, which can introduce competition with entry‑level ownership but also tends to keep multifamily positioned as a practical option for flexibility.
Safety trends in this neighborhood track close to the metro average overall (crime rank 145 out of 244 metro neighborhoods). Compared with neighborhoods nationwide, safety levels are around the middle of the pack, reflecting neither an outlier risk nor a top‑tier position.
Recent movement shows mixed signals: estimated property offenses declined sharply year over year, placing improvement in the top quartile among metro neighborhoods, while violent‑offense metrics sit nearer the metro middle and below the national median. Investors should underwrite to current trend lines and management practices rather than point‑in‑time snapshots, using submarket comps to calibrate expectations.
The location draws from a diversified employment base anchored by manufacturing and materials headquarters, supporting commuter convenience and steady renter demand for workforce and professional households. Featured employers below are representative of nearby demand drivers.
- Dana Holding — auto parts HQ (2.96 miles) — HQ
- Owens-Illinois — glass packaging HQ (6.55 miles) — HQ
- Owens Corning — building materials HQ (9.82 miles) — HQ
- Marathon Petroleum — energy HQ (39.55 miles) — HQ
Built in 1989, the asset is slightly older than the neighborhood’s early‑1990s vintage profile, creating a straightforward path for value‑add through interior updates and select system upgrades to stay competitive with newer supply. Neighborhood occupancy sits near the metro midpoint and above the national median, which, combined with solid household incomes and a low rent‑to‑income ratio, supports balanced leasing and retention for a well‑managed community.
Within a 3‑mile radius, population and households have grown and are projected to continue expanding, pointing to a larger tenant base over the medium term. According to CRE market data from WDSuite, the surrounding area’s owner‑leaning tenure at the neighborhood level is offset by deeper renter concentration in the broader trade area, which can sustain demand while still requiring thoughtful marketing and amenity positioning given limited walkable retail.
- Stable neighborhood occupancy near metro averages supports steady lease-up and retention
- 1989 vintage provides clear value‑add and capital planning levers to enhance competitiveness
- Expanding 3‑mile renter pool and income strength underpin multifamily demand
- Risk: limited walkable amenities and an owner‑leaning immediate neighborhood may temper near‑term rent growth; marketing and renovation strategy are key