| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Best |
| Demographics | 51st | Good |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2727 N Holland Sylvania Rd, Toledo, OH, 43615, US |
| Region / Metro | Toledo |
| Year of Construction | 2004 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2727 N Holland Sylvania Rd Toledo 24-Unit Multifamily
Stabilized renter demand and a newer 2004 vintage position this asset competitively for leasing and retention, according to WDSuite’s CRE market data. The neighborhood’s fundamentals support consistent occupancy with room for thoughtful value optimization.
Located in an Inner Suburb of Toledo, the property sits in a neighborhood rated A (25th of 244 in the metro), indicating strong overall fundamentals relative to the region. Amenity access is a differentiator: cafes, pharmacies, and childcare options score above national medians, while grocery presence is solid for daily needs. A notable drawback is limited park access, which investors should weigh against the convenience-driven amenity mix.
The property’s 2004 construction is newer than the neighborhood’s average vintage (1979), supporting competitive positioning versus older local stock. For investors, that typically reduces near-term capital needs while still allowing for selective modernization to enhance rents and retention.
Neighborhood occupancy is 96.1% and competitive among Toledo neighborhoods (rank 70 of 244), signaling healthy leasing conditions. The share of housing units that are renter-occupied is about one-third (33.8%), indicating a meaningful but not saturated renter base that can support sustained multifamily demand.
Within a 3-mile radius, demographic data show moderate population growth over the last five years, with households increasing and average household size edging lower. Looking ahead to 2028, forecasts indicate further population and household expansion, which points to a larger tenant base and supports occupancy stability. Median contract rents in the 3-mile area have trended upward and are projected to continue rising, which can aid revenue management when balanced with unit mix and renewal strategy.
Ownership costs in the neighborhood are more accessible than many U.S. areas, which can create some competition from entry-level ownership. However, rent-to-income levels are manageable locally, suggesting affordability pressure is not acute; investors should still monitor pricing relative to neighborhood incomes to maintain leasing velocity and renewal retention.
Safety indicators compare favorably in the metro context: the neighborhood’s crime rank sits in the top quartile among 244 Toledo neighborhoods (rank 57 of 244), and its national standing is better than average (67th percentile nationwide). Recent year-over-year estimates also point to sharp declines in both property and violent offenses, a constructive trend investors can monitor as part of risk assessment.
As with any submarket, conditions vary by micro-location and time. Framing safety at the neighborhood level helps contextualize risk without over-extrapolating to specific blocks or properties.
The location is supported by a diversified employment base, with proximity to automotive suppliers, building materials, and packaging headquarters, plus broader life sciences and energy employers that help sustain renter demand and commute convenience.
- Dana Holding — automotive supplier (7.2 miles) — HQ
- Owens Corning — building materials (7.9 miles) — HQ
- Owens-Illinois — glass packaging (10.1 miles) — HQ
- Thermo Fisher Scientific — life sciences (42.4 miles)
- Marathon Petroleum — energy (43.9 miles) — HQ
This 24-unit, 2004-vintage asset benefits from a competitive neighborhood profile, strong amenity coverage, and leasing stability. Neighborhood occupancy sits in a high-performing range for Toledo, and the renter-occupied share of housing units indicates a durable tenant base without signs of over-reliance on rentals. Within a 3-mile radius, population and household growth—paired with projected rent gains—support a demand outlook favorable to steady absorption and renewal performance.
The newer vintage relative to local stock reduces near-term systems risk while preserving opportunities for targeted upgrades. According to CRE market data from WDSuite, the area’s amenity strengths and improving safety trends underpin retention, while more accessible ownership costs warrant disciplined pricing and resident experience management to sustain occupancy.
- Competitive neighborhood with strong amenities and improving safety trends
- 2004 construction offers relative CapEx efficiency versus older local stock
- 3-mile forecasts point to a larger tenant base and support for occupancy stability
- Proximity to major employers supports leasing and renewal depth
- Risk: accessible ownership options may temper pricing power; monitor rent-to-income and renewal strategy