| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Best |
| Demographics | 63rd | Best |
| Amenities | 46th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4474 Navarre Ave, Oregon, OH, 43616, US |
| Region / Metro | Oregon |
| Year of Construction | 2009 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4474 Navarre Ave, Oregon, OH Multifamily Investment
Stabilized neighborhood fundamentals and a 2009 vintage position this 21-unit asset for steady operations, according to WDSuite’s CRE market data. The area’s mid-90s occupancy supports income durability while keeping leasing competitive for workforce renters.
The property sits in an "A"-rated neighborhood that is competitive among Toledo neighborhoods (ranked 18 out of 244), with occupancy around the mid-90s supporting income consistency. Neighborhood references here describe area-level conditions rather than property performance.
Daily convenience is solid: restaurants and pharmacies trend above national midpoints (roughly mid-60s to mid-70s percentiles), and grocery access is in the 60th percentile nationally. Cafes over-index relative to peers, while parks and formal childcare options are comparatively limited—considerations for family-oriented renters that can influence unit mix strategy.
Schools average about 4.0 out of 5 and sit in the top quartile nationally (84th percentile), a positive signal for family-friendly demand compared with many suburban submarkets. Combined with neighborhood household incomes that benchmark in the upper quartile nationally, this supports lease retention potential at mainstream price points.
Tenure patterns indicate a modest renter concentration at the neighborhood level (about one-quarter of housing units are renter-occupied) and somewhat lower renter share within the broader 3-mile radius. This points to a smaller but durable tenant base, where effective leasing and renewals matter more than large-scale churn.
Within a 3-mile radius, recent population trends were roughly flat with a slight dip, yet household counts held steady and are projected to rise through 2028, indicating a gradual expansion of the tenant base. Incomes in the 3-mile area have climbed meaningfully over the past five years, reinforcing the ability to sustain mainstream rents without outsized affordability pressure.
Area safety benchmarks compare favorably: overall crime sits above the national median for safety (around the 71st percentile nationwide), with violent incidents trending stronger (near the 79th percentile) and property-related risk measuring particularly strong (about the 96th percentile). These metrics are neighborhood-level indicators rather than block-specific readings.
Recent year-over-year movement shows declines in both violent and property offenses, suggesting an improving trend. Compared with other neighborhoods in the Toledo metro (244 in total), the area’s positioning aligns with investor expectations for suburban operations and supports leasing stability.
Proximity to a mix of corporate headquarters and regional offices underpins renter demand through commute convenience and a diversified employment base. The employers below represent the near-to-mid radius anchors most relevant to leasing and retention.
- Owens Corning — building materials HQ (5.1 miles) — HQ
- Dana Holding Corporation — automotive components (7.0 miles)
- Owens-Illinois — glass & packaging (13.3 miles) — HQ
- Dana — automotive components (14.1 miles)
Built in 2009, the asset is newer than much of the neighborhood’s housing stock, offering relative competitiveness versus older properties while keeping near-term capital needs manageable. Neighborhood occupancy near the mid-90s and upper-quartile household incomes point to steady leasing and renewal prospects, and rent levels appear manageable against incomes (low rent-to-income ratios), which can support retention and moderate pricing power. According to CRE market data from WDSuite, these conditions are consistent with stable operations in similarly positioned suburban submarkets.
Investor considerations include a modest renter-occupied share locally—implying a smaller tenant pool—and limited park/childcare amenities that may influence unit mix and marketing. However, within a 3-mile radius, household counts are projected to grow into 2028, expanding the renter pool over time. Home values sit in a mid-range context for the region, which may introduce some competition from ownership but also helps sustain reliance on multifamily among households prioritizing flexibility.
- 2009 vintage offers competitive positioning versus older stock with manageable near-term capex
- Neighborhood occupancy around the mid-90s supports income stability and renewals
- Rents manageable relative to incomes, aiding retention and measured rent growth
- 3-mile households projected to increase by 2028, expanding the tenant base
- Risks: modest renter concentration and limited parks/childcare may temper demand depth