| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 54th | Good |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4700 Violet Rd, Toledo, OH, 43623, US |
| Region / Metro | Toledo |
| Year of Construction | 1979 |
| Units | 107 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4700 Violet Rd, Toledo OH Multifamily Investment
Neighborhood fundamentals point to steady renter demand and generally stable occupancy, according to WDSuite’s CRE market data, with a high renter concentration supporting a durable tenant base. Pricing remains relatively accessible, which can aid retention while leaving room for targeted value creation.
Located in an Inner Suburb of Toledo, the neighborhood scores an A and ranks 34th among 244 metro neighborhoods — competitive among Toledo neighborhoods. Amenity access is a clear strength: restaurants and cafes rank 1st of 244 locally and fall in the 99th percentile nationally, and pharmacies also rank 1st of 244. Grocery options are top quartile among metro neighborhoods (53rd of 244), while parks and childcare are limited (both ranked 244th), which may matter for family-oriented positioning.
Multifamily dynamics are supportive: the neighborhood occupancy rate is around the metro median (145th of 244), and renter-occupied share of housing units is high at 62.7% (16th of 244; 95th percentile nationally). For investors, that renter concentration translates to a deeper tenant pool and potential leasing stability, though it calls for consistent asset management to sustain occupancy.
Affordability signals are mixed but generally favorable for rental demand. Neighborhood home values sit in a lower national percentile, yet the value-to-income ratio is in the 78th percentile nationally, indicating a relatively high-cost ownership market locally that tends to sustain reliance on rentals. At the same time, rent-to-income metrics track in lower national percentiles, suggesting manageable rent burdens that can support retention and measured pricing power rather than aggressive pushes.
Within a 3-mile radius, demographics indicate a modest past population dip with forecasts pointing to slight population growth and a notable increase in households alongside smaller average household sizes. Rising median and mean incomes are also projected. For multifamily, this combination implies a larger tenant base forming through more, smaller households with greater spending capacity, supporting occupancy and turnover management.
Vintage context: the neighborhood’s average construction year is 1974 (92nd of 244). The subject property’s 1979 vintage is somewhat newer than the area norm, which can provide relative competitiveness versus older stock, though aging systems typical of late-1970s assets may still require targeted capital planning.
Safety indicators are mixed and should be evaluated in context. The neighborhood’s crime rank is 171st of 244 within the Toledo metro, which is below the metro median for safety and aligns with a 43rd national percentile — lower than the national median. However, recent trend data shows improvement: estimated violent and property offense rates declined materially year over year, placing those reductions in the upper tiers nationally. For investors, this suggests monitoring is warranted, but the trajectory is improving rather than deteriorating.
Proximity to established corporate offices supports commuter demand and leasing stability, led by Dana and Owens Corning, with additional reach to Owens-Illinois. These employers create a steady white- and blue-collar employment base within typical multifamily commute ranges.
- Dana Holding Corporation — corporate offices (4.7 miles)
- Owens Corning — corporate offices (5.9 miles) — HQ
- Dana — corporate offices (9.5 miles)
- Dana Holding — corporate offices (9.5 miles) — HQ
- Owens-Illinois — corporate offices (11.6 miles) — HQ
4700 Violet Rd offers scale at 107 units with average unit sizes around 759 sq. ft., positioned in a neighborhood that is competitive within the Toledo metro and supported by strong amenity access. High renter concentration and metro-median occupancy signal a durable tenant base, while relatively accessible rents can support retention. According to commercial real estate analysis from WDSuite, ownership costs in the area skew higher relative to incomes, reinforcing renter reliance and supporting stable leasing fundamentals.
Built in 1979, the asset is somewhat newer than the neighborhood’s 1974 average, offering a modest competitive edge versus older stock while still inviting targeted modernization to enhance positioning and reduce future capex surprises. Nearby anchor employers broaden the commuter draw, and 3-mile projections point to income growth and more, smaller households — dynamics that typically support occupancy and lease management.
- Renter-heavy neighborhood with metro-median occupancy supports depth of tenant base and leasing stability.
- Amenity-rich location (food, cafes, pharmacies) enhances livability and resident retention potential.
- 1979 vintage offers relative competitiveness vs. older area stock, with value-add via targeted systems and interior updates.
- Proximity to major corporate offices (Dana, Owens Corning, Owens-Illinois) supports steady renter demand.
- Risks: safety metrics are below metro median despite improving trends; limited parks/childcare suggest family-amenity tradeoffs; prudent capex planning is advised.