| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Best |
| Demographics | 84th | Best |
| Amenities | 24th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4312 N Holland Sylvania Rd, Toledo, OH, 43623, US |
| Region / Metro | Toledo |
| Year of Construction | 1989 |
| Units | 87 |
| Transaction Date | 2004-03-30 |
| Transaction Price | $5,025,000 |
| Buyer | GOODELL JOSEPH E |
| Seller | HOUCK PROPERTIES II LLC |
4312 N Holland Sylvania Rd Toledo Multifamily Investment
Positioned in an inner-suburban pocket with a sizable renter base and steady household incomes, this asset offers durable demand drivers and balanced pricing power, according to WDSuite’s CRE market data.
4312 N Holland Sylvania Rd sits in an Inner Suburb of Toledo rated A at the neighborhood level, offering investors a mix of established housing and steady demand signals. The neighborhood’s renter-occupied share is near half of units, indicating depth in the tenant base and support for leasing continuity. Within a 3-mile radius, modest population growth and an increase in households point to a gradually expanding renter pool that can support occupancy stability over a multi-year hold.
Everyday convenience is a local strength. Restaurant density ranks in the top quartile among 244 Toledo neighborhoods, and grocery access is competitive among Toledo neighborhoods, helping with day-to-day livability and retention. By contrast, the area shows limited park, pharmacy, childcare, and cafe density; operators may wish to lean on on-site amenities and service quality to offset those gaps.
The property’s 1989 construction is newer than the neighborhood’s average vintage (1976). That relative youth can be a competitive advantage versus older stock while still leaving room for targeted modernization or systems upgrades to capture value-add upside and support rent trade-outs.
Household incomes trend higher locally, and neighborhood-level rent-to-income measures suggest manageable affordability pressure for renters — a favorable backdrop for lease retention and measured rent growth. These conditions, based on commercial real estate analysis from WDSuite, support a consistent demand profile without relying on outsized in-migration.
Safety metrics are mixed but improving in key areas. Overall crime performance is competitive among Toledo neighborhoods (ranked within the better 40% of 244 neighborhoods) and sits modestly above the national median (higher national safety percentile). Property offenses show a notable year-over-year decline, signaling positive momentum. Violent offense levels are near the national midpoint, with recent trend volatility to monitor.
For investors, the takeaway is directional: conditions compare favorably against much of the metro while national positioning is slightly better than average. Underwriting should incorporate continued monitoring of recent trends alongside standard security, lighting, and community engagement measures to help maintain resident confidence.
Proximity to established corporate offices underpins renter demand through commute convenience and a stable white-collar employment base. Key nearby employers include Dana, Owens Corning, and Owens-Illinois, providing diversified corporate payrolls within a reasonable drive.
- Dana Holding Corporation — corporate offices (7.8 miles)
- Owens Corning — building materials (8.6 miles) — HQ
- Dana — corporate offices (8.8 miles)
- Owens-Illinois — packaging (11.7 miles) — HQ
This 87-unit asset benefits from a sizable renter pool, household incomes that support rent levels, and neighborhood amenities that favor day-to-day livability. The 1989 vintage is newer than the area’s average stock, offering a relative quality edge with potential for targeted renovations to drive NOI. According to CRE market data from WDSuite, neighborhood rent-to-income measures indicate room for measured rent growth while supporting lease retention.
Within a 3-mile radius, population and households have been expanding and are projected to continue growing, pointing to a larger tenant base over time. While metro-level occupancy in the immediate neighborhood sits below top-tier levels, employment access and income strength help support demand, with operational execution and select upgrades positioned to enhance performance.
- Newer 1989 construction versus local average, with value-add potential through focused modernization
- Expanding 3-mile household base supports tenant demand and occupancy stability
- Healthy renter-occupied share and manageable rent-to-income levels support retention and pricing power
- Corporate employment nearby (Dana, Owens Corning, Owens-Illinois) reinforces leasing fundamentals
- Risks: submarket occupancy not top-tier and limited parks/childcare/cafe density require strong on-site amenity strategy