| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Good |
| Demographics | 38th | Poor |
| Amenities | 11th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2101 Arlington Ave, Toledo, OH, 43609, US |
| Region / Metro | Toledo |
| Year of Construction | 1983 |
| Units | 50 |
| Transaction Date | 2014-01-02 |
| Transaction Price | $2,450,000 |
| Buyer | ARLINGTON BY THE LAKE SENIOR HOUSING LP |
| Seller | NATIONAL CHURCH RESIDENCES OF TOLEDO |
2101 Arlington Ave Toledo Multifamily Investment
Neighborhood occupancy is strong at 96.4%, indicating stable renter demand and steady leasing conditions, according to WDSuite’s CRE market data. This positioning favors consistent cash flow potential relative to the broader Toledo market.
Located in Toledo’s inner-suburb fabric, the property sits in a neighborhood rated C+ with above-average occupancy and a renter-occupied share of 50.9% of housing units. For multifamily investors, this renter concentration suggests a dependable tenant base and supports ongoing leasing velocity.
The property’s 1983 construction is newer than the neighborhood’s average vintage of 1943, which can enhance competitive positioning versus older stock. Investors should still plan for modernization and systems updates typical of 1980s assets, with potential value-add upside through targeted renovations.
Operationally, neighborhood occupancy ranks 65th among 244 Toledo metro neighborhoods (around the top third), while national positioning for occupancy sits near the 80th percentile. Median contract rents at the neighborhood level remain relatively accessible (ranked 114 of 244; about the 30th percentile nationally), which can support retention and limit turnover risk, though it may temper near-term pricing power compared with higher-rent submarkets.
Amenities are comparatively thin (amenity rank 175 of 244; limited cafes, groceries, parks, and pharmacies), so on-site features and management often matter more for resident satisfaction. Within a 3-mile radius, demographics indicate a modest population contraction historically but a forecast return to growth by 2028 alongside a notable increase in total households and smaller average household sizes. This points to a larger tenant base and demand for rental units over the medium term, based on CRE market data from WDSuite.
Home values in the surrounding neighborhood are on the lower side for the region (ranked 194 of 244; low national percentile), and the value-to-income context indicates a more accessible ownership market. For multifamily, this can introduce some competition with entry-level ownership; however, a rent-to-income ratio near 0.20 suggests manageable affordability pressure, aiding lease retention when paired with effective renewal strategies.
Safety metrics trend below national medians, with the neighborhood positioned in the lower half of the 244 Toledo metro neighborhoods by crime rank. Even so, recent year-over-year trends show improvement: both violent and property offense rates have declined, indicating momentum in the right direction compared with many neighborhoods nationwide. Investors should underwrite with conservative assumptions while noting the positive directionality.
Proximity to established employers supports workforce housing demand and commute convenience, notably in building materials, auto parts, glass packaging, and energy. The following nearby employers anchor the area’s employment base:
- Owens Corning — building materials (3.45 miles) — HQ
- Dana Holding Corporation — auto parts manufacturer (6.41 miles)
- Dana Holding — auto parts manufacturer (6.45 miles) — HQ
- Owens-Illinois — glass/packaging (7.14 miles) — HQ
- Marathon Petroleum — energy (40.62 miles) — HQ
2101 Arlington Ave offers a 50-unit, mid-1980s asset positioned in a neighborhood with strong occupancy and a balanced renter base. According to CRE market data from WDSuite, neighborhood occupancy is in the top tier for the metro, supporting stable collections and lease retention. The 1983 vintage is newer than much of the surrounding stock, creating a pathway for targeted value-add upgrades to capture rent increases while remaining competitive on affordability.
Within a 3-mile radius, households are projected to increase meaningfully by 2028 as average household sizes decline, pointing to a broader renter pool and support for occupancy stability. Rents in the immediate area remain comparatively accessible, which can sustain demand and renewal rates, though amenity scarcity and below-median safety positioning warrant conservative underwriting and active asset management.
- Occupancy strength at the neighborhood level supports steady leasing and collections
- 1983 vintage offers value-add potential versus older local stock
- 3-mile household growth outlook expands the tenant base and supports demand
- Accessible rent context can aid retention, with room for curated upgrades
- Risks: thinner neighborhood amenities and below-median safety suggest prudent underwriting and proactive management