| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Best |
| Demographics | 37th | Poor |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1128 N Holland Sylvania Rd, Toledo, OH, 43615, US |
| Region / Metro | Toledo |
| Year of Construction | 1989 |
| Units | 33 |
| Transaction Date | 1998-04-29 |
| Transaction Price | $614,300 |
| Buyer | TUDOR ARMS LLC |
| Seller | CO LCM INVESTMENTS LTD AN OH LTD LIABI |
1128 N Holland Sylvania Rd, 33-Unit Toledo Multifamily
Neighborhood occupancy is strong and renter demand is supported by nearby employment and daily amenities, according to CRE market data from WDSuite. This asset offers stable workforce housing dynamics in Toledo's inner suburbs.
Located in an Inner Suburb of Toledo, the neighborhood carries a B+ rating and demonstrates resilient renter demand. Neighborhood occupancy is high (measured for the neighborhood, not the property), and a renter-occupied share near half of units points to a deep tenant base for multifamily leasing and renewals, based on WDSuite's data.
Amenity access is a relative strength: groceries and restaurants are competitive among Toledo neighborhoods and land in the top quartile nationally for density, with cafes similarly strong by national comparison. Park and pharmacy options are more limited locally, which may modestly temper lifestyle appeal versus amenity-rich submarkets.
Vintage context matters: the average construction year nearby is mid-1970s, and this property's 1989 build is newer than much of the surrounding stock — a useful competitive point while still warranting attention to systems modernization or targeted value-add to match current renter expectations.
Within a 3-mile radius, WDSuite indicates population growth and an increase in households over the forecast period, expanding the local renter pool and supporting occupancy stability. Median contract rents remain accessible relative to incomes, aiding retention, while comparatively low home values suggest ownership is more attainable than in high-cost metros — a potential competitive factor for rentals to consider in pricing and amenity strategy.
School quality indicators in the neighborhood track below national averages, a consideration for family-oriented renters. Even so, the inner-suburban setting and commuting access to anchor employers support steady workforce housing demand.
Safety trends are steady to improving in context. The neighborhood's crime profile sits around the metro median among 244 Toledo neighborhoods and is roughly mid-pack nationally. According to WDSuite's data, both property and violent offenses declined year over year, a constructive signal for long-term leasing stability.
Investors may underwrite standard operational measures — lighting, access controls, and resident engagement — and monitor submarket trends rather than block-level variation. The directional improvement alongside a middling relative rank suggests manageable risk with routine property management protocols.
A concentration of corporate offices within a short drive supports a broad workforce renter base and commute convenience. Nearby anchors include Dana, Dana Holding, Owens Corning, Dana Holding Corporation, and Owens-Illinois.
- Dana — corporate offices (5.9 miles)
- Dana Holding — corporate offices (5.9 miles) — HQ
- Owens Corning — building materials (7.6 miles) — HQ
- Dana Holding Corporation — corporate offices (8.3 miles)
- Owens-Illinois — glass and packaging (8.8 miles) — HQ
This 33-unit, 1989-vintage property is newer than the neighborhood average and benefits from strong neighborhood occupancy, amenity access, and proximity to major employers. According to CRE market data from WDSuite, renter demand is reinforced by a growing 3-mile household base, accessible rent levels relative to incomes, and a balanced renter concentration that supports leasing stability.
Operators should plan for ongoing modernization typical of late-1980s assets while leveraging the competitive edge versus older local stock. Ownership remains relatively accessible in the neighborhood, which can create pricing competition, and school quality is below national norms — factors to incorporate into underwriting and positioning.
- Newer-than-average 1989 vintage versus local stock supports competitive positioning
- High neighborhood occupancy and expanding 3-mile household base support tenant demand
- Accessible rents relative to incomes aid retention and stabilize cash flow
- Commute access to multiple corporate anchors bolsters workforce housing appeal
- Risks: below-average school indicators, limited parks/pharmacies, and ownership competition