| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Best |
| Demographics | 70th | Best |
| Amenities | 82nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1205 Cass Rd, Maumee, OH, 43537, US |
| Region / Metro | Maumee |
| Year of Construction | 1977 |
| Units | 48 |
| Transaction Date | 2025-10-15 |
| Transaction Price | $3,050,000 |
| Buyer | KMW ENTERPRISES LIMITED PARTNERSHIP |
| Seller | MUTUAL DEVELOPMENT CO INC |
1205 Cass Rd, Maumee, OH Multifamily Investment Thesis
Positioned in a suburban A+ neighborhood, this 48-unit asset benefits from established renter demand and amenity depth in Maumee, according to WDSuite’s CRE market data. Neighborhood metrics referenced below reflect the surrounding area, not the property’s in-place performance.
Maumee’s neighborhood quality ranks competitive within the Toledo metro, with the area rated A+ and positioned in the top quartile among 244 metro neighborhoods. Amenity access is a local strength: restaurants, groceries, pharmacies, and cafés score in the 82nd–89th national percentiles, supporting resident convenience and day-to-day livability that can aid leasing and retention.
Renter concentration in the neighborhood is elevated (ranked 26th of 244 by renter-occupied share), indicating a deeper tenant base for multifamily. Median contract rents in the neighborhood sit around the metro middle, and the rent-to-income ratio is moderate, which supports renewals and measured pricing power rather than volatile turnover, based on CRE market data from WDSuite.
Within a 3-mile radius, demographics show near-term stabilization with a projected increase in households by 2028, pointing to a larger tenant base and potential renter pool expansion. Median and mean incomes in the 3-mile area are trending higher over time, which can underpin demand for professionally managed apartments and support occupancy stability.
The asset’s 1977 vintage is older than the neighborhood’s average construction year (1985). For investors, this often means planning for targeted capital improvements or a value-add program to enhance competitiveness versus newer stock while leveraging the neighborhood’s strong amenity positioning.
Neighborhood safety trends are around the metro median (ranked 121 out of 244 for overall crime), roughly in line with national averages (52nd percentile). Recent year-over-year improvements are notable: estimated violent and property offenses both trended down materially, which, while not a guarantee, suggests a constructive trajectory that can support leasing confidence.
Interpretation for investors: the area performs near regional norms today with improving momentum. As always, underwrite to current operations and consider standard security and lighting upgrades typical for 1970s assets to support resident experience and retention.
Proximity to corporate offices anchors a stable employment base and supports renter demand through convenient commutes. Key nearby employers include Dana, Dana Holding, Owens-Illinois, Owens Corning, and Dana Holding Corporation.
- Dana — corporate offices (1.9 miles)
- Dana Holding — corporate offices (2.0 miles) — HQ
- Owens-Illinois — corporate offices (3.1 miles) — HQ
- Owens Corning — corporate offices (8.2 miles) — HQ
- Dana Holding Corporation — corporate offices (11.2 miles)
This 48-unit, 1977-vintage community in Maumee pairs top-quartile neighborhood fundamentals with broad amenity access, helping sustain renter demand and day-to-day convenience. The surrounding neighborhood’s renter-occupied share is among the higher in the Toledo metro, while rent levels and rent-to-income ratios sit near the middle of the market—factors that can support occupancy stability and measured rent growth. Based on CRE market data from WDSuite, recent safety metrics are tracking near the metro median with year-over-year improvement, aligning with steady workforce appeal.
Within a 3-mile radius, forecasts point to household growth and rising incomes by 2028, indicating a larger tenant base and potential for continued leasing stability. Given its older vintage relative to the neighborhood average, the property may benefit from focused capital planning or a value-add program to sharpen its competitive position against newer stock while leveraging the area’s strong amenity and employment access.
- Top-quartile neighborhood within the Toledo metro supports tenant retention and leasing
- Elevated renter concentration and moderate rent-to-income dynamics bolster demand depth
- 3-mile forecasts show rising incomes and more households, expanding the renter pool
- Value-add potential: 1977 vintage may benefit from systems and common-area upgrades
- Risks: older building systems and safety near metro median; underwrite capex and operating protocols