| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 73rd | Best |
| Amenities | 32nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2508 Plum Leaf Ln, Toledo, OH, 43614, US |
| Region / Metro | Toledo |
| Year of Construction | 1979 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2508 Plum Leaf Ln Toledo Multifamily Investment
Neighborhood occupancy around the property is strong and has trended higher over five years, according to CRE market data from WDSuite, supporting an income-focused thesis built on stabilized renter demand. Figures cited reflect the surrounding neighborhood rather than the property itself.
Positioned in an inner-suburb pocket of Toledo, the area shows stable multifamily dynamics. Neighborhood occupancy is competitive among Toledo, OH neighborhoods (43rd of 244) and sits in the top quartile nationally by percentile, signaling durable lease-up and retention potential for professionally managed assets. These are neighborhood indicators, not property-specific.
Livability features are mixed: restaurants and groceries are present at levels near the national middle, while parks, pharmacies, and cafes are comparatively limited. Childcare access is a relative strength versus national peers. For investors, this points to steady day-to-day convenience with some amenity gaps that may modestly temper premium pricing power.
Within a 3-mile radius, renter-occupied housing accounts for roughly 46% of units, indicating a meaningful tenant base that can support consistent leasing. The neighborhood’s rent-to-income profile is moderate, suggesting manageable affordability pressure that can aid lease retention while leaving room for disciplined revenue management.
Demographic signals within a 3-mile radius are nuanced: recent population change has been roughly flat, yet forward-looking projections indicate increases in both population and households over the next five years. That pattern typically expands the potential renter pool and supports occupancy stability, even if near-term demand growth remains measured.
Home values in the immediate area are near regional norms. This context suggests renters have more accessible ownership options than in high-cost metros, which can introduce some competition with entry-level ownership; however, it also supports steady demand for quality, well-managed rentals that deliver convenience and value relative to ownership.
Safety indicators for the neighborhood are mixed relative to the metro and nation. The area ranks 147th among 244 Toledo neighborhoods, placing it below the metro median, and sits in the lower national percentiles for safety. Investors should underwrite with appropriate operating and security planning.
Trend data is constructive: estimated violent offense rates have declined meaningfully year over year, and property offenses show improvement as well. While these are neighborhood-level figures and conditions vary block to block, the directional trend suggests gradually improving safety context versus the prior year.
The employment base nearby includes corporate offices and headquarters that support commuter convenience and renter retention, notably Dana, Dana Holding, Owens-Illinois, Owens Corning, and Marathon Petroleum.
- Dana — corporate offices (2.1 miles)
- Dana Holding — corporate offices (2.1 miles) — HQ
- Owens-Illinois — corporate offices (4.8 miles) — HQ
- Owens Corning — corporate offices (8.1 miles) — HQ
- Marathon Petroleum — corporate offices (38.6 miles) — HQ
The investment case centers on occupancy resilience, a sizable renter pool, and balanced affordability. The neighborhood posts competitive occupancy within the Toledo metro and strong national standing by percentile, supporting an underwriting thesis focused on stable in-place demand and measured rent growth. According to CRE market data from WDSuite, neighborhood-level rent-to-income dynamics are moderate, which can aid retention while allowing disciplined pricing over time.
Within a 3-mile radius, projections indicate growth in both population and households over the next five years, pointing to a larger tenant base and support for occupancy stability. Amenity depth is adequate but not extensive, and safety ranks below the metro median, so investors should calibrate expenses and operational practices accordingly while leveraging proximity to established corporate employers to support leasing.
- Competitive neighborhood occupancy and strong national percentile support stable cash flow potential
- Meaningful renter-occupied share within 3 miles indicates depth of tenant demand
- Forward-looking population and household gains suggest a growing renter pool
- Balanced affordability profile can aid retention and disciplined rent management
- Risks: amenity gaps and below-metro safety rank warrant conservative operating assumptions