| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Best |
| Demographics | 58th | Good |
| Amenities | 10th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4560 W Alexis Rd, Toledo, OH, 43623, US |
| Region / Metro | Toledo |
| Year of Construction | 2002 |
| Units | 117 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4560 W Alexis Rd Toledo Multifamily Investment
Neighborhood indicators point to steady renter demand and competitive occupancy, according to WDSuite’s CRE market data; these metrics reflect the surrounding neighborhood, not the property itself.
Located in a suburban pocket of Toledo, the property benefits from neighborhood occupancy that is competitive among Toledo neighborhoods and sits in the top quartile nationally. Median rents in the area trend manageable relative to incomes, supporting retention and lease stability rather than aggressive turnover.
The asset’s 2002 construction is newer than the neighborhood’s average 1982 vintage, giving it a competitive position versus older stock. Investors should still plan for typical system updates and common-area refreshes as the asset approaches mid-life, which can support value-add strategies without the heavier lift often required for pre-1990 properties.
Within a 3-mile radius, demographics show modest population growth and a slight increase in households, signaling a stable tenant base and incremental renter pool expansion. Median and mean household incomes have improved over the last five years, which supports rent collections and reduces affordability pressure at prevailing rent levels.
Amenities are limited within the immediate neighborhood for cafes, restaurants, parks, and childcare, while grocery access is comparatively better. Average school ratings are strong for the metro (top quartile nationally), which can bolster long-term neighborhood stability and appeal to a broad renter profile. Relative to metro and national CRE trends, the combination of stable occupancy, income growth in the 3-mile radius, and newer product positioning enhances the area’s investment attractiveness.
Safety indicators for the surrounding neighborhood are mixed in a way investors should contextualize against leasing strategy. Overall crime performance sits above the national median (safer than many neighborhoods nationwide), while violent incidents benchmark closer to the national middle. Recent year-over-year trends point to notable declines in both violent and property offenses, suggesting improving conditions rather than deterioration.
As with any metro, conditions can vary by block and asset operations; investors typically underwrite to neighborhood-level patterns and recent trendlines, not isolated incidents. On-site lighting, access control, and resident engagement can further support leasing and retention objectives in this context.
Proximity to established employers supports a diversified renter base and commute convenience, with exposure to auto components, building materials, and glass packaging corporate offices.
- Dana Holding Corporation — auto parts & driveline (5.9 miles)
- Owens Corning — building materials (7.9 miles) — HQ
- Dana — corporate offices (10.8 miles)
- Owens-Illinois — glass packaging (13.3 miles) — HQ
This 117-unit asset’s 2002 vintage positions it ahead of much of the local stock, offering relative competitiveness and potential for targeted upgrades to drive rent premiums without heavy redevelopment risk. Neighborhood-level occupancy is strong and supported by steady demographics within a 3-mile radius, where modest population and household growth translate to a stable tenant base and sustained leasing velocity. According to CRE market data from WDSuite, local operating fundamentals trend favorable relative to metro norms, aligning with prudent underwriting focused on retention and disciplined rent growth.
Affordability dynamics are supportive of sustained demand: rents benchmark reasonably against incomes, while a high-cost ownership market is not the primary constraint in this submarket. That said, limited walkable amenities nearby and accessible home values in the broader metro may temper pricing power at the margin, placing emphasis on property-level enhancements, management quality, and renewal execution.
- 2002 vintage offers competitive positioning versus older neighborhood stock with value-add upside
- Neighborhood occupancy and 3-mile demographic trends support stable leasing and retention
- Employer proximity across auto components, building materials, and packaging underpins renter demand
- Manageable rent-to-income relationship supports collections while enabling disciplined rent growth
- Risks: amenity-light immediate area and accessible homeownership options may cap near-term pricing power