| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 29th | Poor |
| Demographics | 35th | Poor |
| Amenities | 29th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3925 Hill Ave, Toledo, OH, 43607, US |
| Region / Metro | Toledo |
| Year of Construction | 1978 |
| Units | 96 |
| Transaction Date | 2015-09-15 |
| Transaction Price | $850,000 |
| Buyer | DMG RENTALS 1 LLC |
| Seller | TIFFANY SQUARE FAMILY LLP |
3925 Hill Ave, Toledo OH Multifamily Opportunity
Neighborhood renter concentration is competitive among Toledo submarkets and local households within a 3-mile radius have been expanding, supporting a steady tenant base, according to WDSuite’s CRE market data.
Located in an Inner Suburb of Toledo, the property sits in a neighborhood rated C+ where renter-occupied housing accounts for a meaningful share of units. With a renter concentration that is competitive among 244 Toledo neighborhoods, the area offers depth for workforce-oriented leasing and supports ongoing tenant demand.
Occupancy for the neighborhood tracks below the metro median but has improved over the past five years, suggesting gradual stabilization. Median asking rents in the neighborhood are relatively attainable compared with stronger-rent submarkets, which can aid leasing velocity while still requiring active revenue management to preserve pricing power.
Daily-needs access skews toward services: pharmacies and childcare options rank well within the metro and sit in higher national percentiles, while restaurants, cafes, groceries, and park access are more limited locally. For investors, this mix points to a pragmatic living environment oriented to essentials rather than destination amenities, which aligns with demand from cost-conscious renters.
Home values in the neighborhood are materially lower than national norms. In investor terms, a high-cost ownership market is not the driver here; instead, more accessible ownership can create competition for renters. That dynamic reinforces the need to emphasize convenience, well-managed operations, and value in-unit features to support retention and occupancy stability.
Within a 3-mile radius, households have increased even as average household size edged down, and forward-looking projections indicate additional household growth. A larger number of smaller households typically supports multifamily demand by broadening the tenant base and sustaining leasing activity.
Safety indicators for the neighborhood are roughly around the metro middle and close to the national midrange, based on WDSuite’s crime benchmarks. That positions the area as neither an outlier for risk nor a top-tier low-crime enclave within the Toledo region.
Recent trends are noteworthy: estimated violent and property offense rates have declined year over year, with the pace of improvement placing the neighborhood competitively among Toledo areas and in stronger national percentiles for improvement. Investors can underwrite with conservative assumptions while recognizing the directional momentum.
Proximity to established corporate offices supports commuter convenience and a diversified renter base, with major employers concentrated in Toledo’s core. The employers below represent nearby anchors that can help sustain leasing and retention.
- Owens Corning — corporate offices (5.2 miles) — HQ
- Dana — corporate offices (5.6 miles)
- Dana Holding — corporate offices (5.7 miles) — HQ
- Dana Holding Corporation — corporate offices (7.0 miles)
- Owens-Illinois — corporate offices (7.6 miles) — HQ
Built in 1978, this 96-unit asset offers mid-vintage scale with potential to compete effectively against older neighborhood stock while benefiting from targeted modernization. According to CRE market data from WDSuite, neighborhood occupancy sits below the metro median but has trended higher, and renter concentration is competitive among Toledo neighborhoods—both supportive of demand when paired with disciplined operations and tenant retention programs.
Within a 3-mile radius, households have grown and are projected to expand meaningfully, with smaller household sizes pointing to a larger renter pool over time. Neighborhood rents are relatively attainable, but lower local home values can present competition from ownership options; execution should focus on convenience, management quality, and unit livability to sustain occupancy and cash flow.
- Mid-vintage (1978) scale asset with value-add potential versus older local stock
- Competitive renter concentration and improving neighborhood occupancy support leasing stability
- 3-mile household growth and smaller household sizes expand the tenant base
- Attainable neighborhood rents support velocity with room for revenue management
- Risk: accessible ownership locally requires strong retention strategy and amenity/value positioning