| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 54th | Good |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4668 Talmadge Rd, Toledo, OH, 43623, US |
| Region / Metro | Toledo |
| Year of Construction | 1978 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4668 Talmadge Rd, Toledo OH — 120-Unit Value-Add Multifamily
Amenity-rich inner suburb with high renter concentration supports a durable tenant base; according to WDSuite’s CRE market data, neighborhood occupancy trends sit near national norms, positioning the asset for operational stability with modernization upside.
This inner-suburb location ranks 34 out of 244 Toledo neighborhoods with an A neighborhood rating, placing it in the top quartile locally. Dining, cafe, and pharmacy density lead the metro (ranked 1 of 244) and sit in the 99th percentile nationally, offering daily convenience that helps retention and leasing. Grocery access is competitive (76th percentile nationally), though dedicated parks and formal childcare options are limited in the immediate area.
Renter-occupied share in the neighborhood is 62.7% (ranked 16 of 244; 95th percentile nationally), indicating a deep multifamily tenant pool. Neighborhood occupancy is around the national median, which supports steady operations rather than outsized pricing power. The property’s 1978 vintage is slightly newer than the neighborhood average (1974), suggesting potential value-add through systems updates and interior modernization to outperform older nearby stock.
Within a 3-mile radius, demographics point to a stable-to-expanding renter base: population is expected to grow by about 5% by 2028, with a projected increase in households and a modest decline in average household size—conditions that typically expand demand for rental units. Median contract rents in the 3-mile area have risen over the last five years while rent-to-income levels at the neighborhood scale remain comparatively manageable, supporting lease retention and measured rent growth strategies.
Ownership dynamics also favor multifamily demand. Despite relatively low absolute home values locally, the value-to-income ratio is elevated (78th percentile nationally), indicating a high-cost ownership market relative to incomes that tends to reinforce renter reliance on apartments. Based on commercial real estate analysis from WDSuite, these fundamentals, combined with strong amenity access, point to durable renter demand with selective upside from renovations.
Safety outcomes in the immediate neighborhood track below the metro median (ranked 171 out of 244) and sit below the national midpoint (43rd percentile), so underwriting should assume routine security and operational controls. That said, recent trend data indicates meaningful improvement, with estimated violent and property offense rates declining over the last year, according to WDSuite’s CRE market data. Investors may consider this as a stabilizing signal, while still prioritizing prudent on-site management and resident engagement.
Nearby corporate anchors support commute-friendly renter demand, led by Dana, Owens Corning, and Owens-Illinois within a short drive. These employers provide diversified office and industrial roles that can underpin leasing stability.
- Dana Holding Corporation — automotive components (5.5 miles)
- Owens Corning — building materials (6.8 miles) — HQ
- Dana — automotive components (9.6 miles)
- Owens-Illinois — glass packaging (12.0 miles) — HQ
4668 Talmadge Rd offers a scale advantage at 120 units in an amenity-dense inner suburb where the renter-occupied share is high and neighborhood occupancy trends are near national norms. Strong food-and-service density (top in the metro, top percentile nationally) supports day-to-day convenience and resident retention. The 1978 vintage points to a practical value-add plan—modernizing interiors and common areas to differentiate from older nearby stock.
Homeownership remains relatively costly versus local incomes (high value-to-income ratio), which reinforces multifamily demand, while rent levels and rent-to-income indicators suggest manageable affordability pressure that can support steady lease performance. According to CRE market data from WDSuite, the broader 3-mile area projects population growth and a notable increase in households with slightly smaller sizes, expanding the potential renter pool and supporting occupancy stability over the mid-term.
- High neighborhood renter concentration supports depth of demand and steady leasing
- Amenity density (dining, cafes, services) ranks at the top of the metro, aiding retention
- 1978 vintage provides clear value-add roadmap via interior and system upgrades
- Ownership costs relative to incomes favor renting, supporting occupancy and pricing power
- Risks: safety ranks below metro median and limited parks/childcare; underwrite security, community programming, and targeted amenity investments