| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Good |
| Demographics | 29th | Poor |
| Amenities | 19th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1178 Pinebrook Pkwy, Toledo, OH, 43615, US |
| Region / Metro | Toledo |
| Year of Construction | 1981 |
| Units | 76 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1178 Pinebrook Pkwy Toledo Multifamily Investment Opportunity
Renter demand is durable in this inner-suburban pocket, with neighborhood occupancy holding above national norms and a deep renter base, according to WDSuite’s CRE market data. The 76-unit scale supports operational efficiency while larger average floor plans can aid retention through cycles.
Located in an Inner Suburb of Toledo, the property sits in a neighborhood with occupancy around the national upper-mid range (60th percentile) and near the metro median (ranked 126 among 244 Toledo neighborhoods). This suggests reasonably steady leasing conditions for professionally managed multifamily assets.
Renter-occupied housing is a defining feature of this area: the neighborhood’s renter concentration is high (ranked 12 of 244 locally and in the top quartile nationally), pointing to a sizable tenant pool and potential depth for leasing and renewals. Within a 3-mile radius, households have increased modestly while population has been relatively stable, expanding the addressable renter pool and supporting occupancy stability over time.
Amenity access is mixed. Grocery access is competitive versus national peers (around the 62nd percentile), and restaurants are near the national median. However, parks, pharmacies, cafes, and childcare options are limited within the immediate neighborhood, which may place more emphasis on proximity to major corridors for daily needs. School ratings in the neighborhood cohort are weak on average, which can shape unit mix positioning and marketing.
Home values in the neighborhood cohort are lower than most U.S. areas, and rent-to-income levels are moderate. For investors, this combination can support lease-up and retention, but more accessible ownership options can create competition at certain price points; underwriting should account for pricing power strategies and renewal management rather than assuming outsized rent growth.
Built in 1981, the asset is slightly newer than the neighborhood’s average vintage. That positioning helps competitiveness against older stock, though investors should plan for ongoing system upgrades and selective renovations to sustain performance and support value-add execution.
Safety indicators track below national averages (crime sits around the 36th percentile nationally), and the neighborhood’s crime rank is elevated within the metro (ranked 218 among 244 Toledo neighborhoods). Investors should underwrite enhanced property management practices and resident engagement to support on-site safety perception and retention.
Trend signals are improving: estimated violent offense rates declined year over year (with improvement metrics placing the area in a stronger national percentile for momentum), and property offenses also eased modestly. While these are encouraging, they do not eliminate risk; a prudent approach is to pair physical improvements with data-informed security and community-building measures.
Nearby corporate offices broaden the employment base and support renter demand through commute convenience, including Dana, Dana Holding, Owens-Illinois, and Owens Corning.
- Dana — auto parts (4.1 miles)
- Dana Holding — auto parts (4.1 miles) — HQ
- Owens-Illinois — glass packaging (6.3 miles) — HQ
- Owens Corning — building materials (6.5 miles) — HQ
The investment case centers on steady renter demand and achievable operational lift. Neighborhood occupancy trends run above national norms and near the metro median, while a high share of renter-occupied units signals a deep tenant base. Within a 3-mile radius, households are expanding and are projected to continue growing through 2028, which supports occupancy stability and leasing cadence. According to commercial real estate analysis from WDSuite, the area’s rent-to-income profile is moderate, suggesting room for disciplined pricing combined with careful renewal management.
The 1981 vintage is slightly newer than the neighborhood average, offering competitive positioning versus older stock; still, investors should plan for system updates and targeted unit/interior common-area improvements to capture value-add upside. Amenity gaps and below-median safety metrics warrant active management, and more accessible ownership costs can create competition at certain rent tiers. NOI per unit in the broader neighborhood cohort trails national benchmarks, highlighting the importance of operational efficiencies, resident retention, and expense control.
- Above-median occupancy and high renter concentration support demand depth and renewal stability.
- 3-mile household growth and nearby corporate employers underpin leasing velocity over the medium term.
- 1981 vintage enables value-add through systems upgrades and selective interior improvements.
- Pricing power exists with moderate rent-to-income levels, contingent on disciplined renewal strategies.
- Risks: below-median safety metrics, limited nearby amenities, and competition from accessible ownership options.