| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 54th | Good |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4751 Violet Rd, Toledo, OH, 43623, US |
| Region / Metro | Toledo |
| Year of Construction | 1978 |
| Units | 22 |
| Transaction Date | 1988-11-29 |
| Transaction Price | $665,000 |
| Buyer | --- |
| Seller | ROEMER W THOMAS |
4751 Violet Rd, Toledo OH Multifamily Opportunity
Stabilized renter demand in an inner-suburban pocket of Toledo supports consistent leasing, according to WDSuite’s CRE market data, with neighborhood fundamentals that favor smaller units and steady occupancy.
This inner-suburban location benefits from strong daily-needs access: restaurants, cafes, and pharmacies are dense locally (each ranking in the top tier metro-wide and high nationally), while grocery access is competitive among Toledo neighborhoods. Limited parks and childcare options are notable gaps to consider in tenant profiling and amenity strategy.
Neighborhood occupancy is around the national middle, indicating generally stable leasing conditions rather than outsized volatility. The share of housing units that are renter-occupied is among the highest in the Toledo metro (top quartile among 244 neighborhoods), which supports a deeper tenant base for multifamily product and can aid absorption of renovated units.
The property’s 1978 vintage is slightly newer than the neighborhood’s average construction year (1974). For investors, that positioning can offer relative competitiveness versus older stock, with potential to drive returns through targeted system updates and value-add interior refreshes typical for late-1970s buildings.
Within a 3-mile radius, recent trends show modest population movement and a shift toward smaller household sizes over time, with forward-looking data indicating a meaningful increase in household counts. That combination points to a larger tenant base and supports occupancy stability for smaller-format units, while rising incomes and rent levels in the area suggest room for disciplined revenue management rather than aggressive pushes.
Compared with national CRE trends, this neighborhood rates A overall and is above the metro median on several convenience factors. Ownership costs relative to incomes place the area in the top quartile nationally, which tends to sustain reliance on rental housing and can support lease retention and pricing power for well-maintained, appropriately positioned assets.
Safety indicators for the neighborhood sit below the metro median and below national benchmarks, signaling elevated crime relative to stronger-performing areas. However, year-over-year trends show notable improvement, with both violent and property offense rates declining materially, placing the neighborhood’s recent progress among the stronger improvements metro-wide.
For underwriting, frame this as a monitoring item rather than a prohibitive factor: recent downward momentum helps mitigate risk, but operators should emphasize lighting, access control, and resident engagement to support retention and leasing velocity.
Proximity to established corporate offices underpins renter demand, with commutes suitable for workforce and professional tenants. The employers below reflect the nearby base that can support leasing and retention.
- Dana Holding Corporation — corporate offices (4.9 miles)
- Owens Corning — corporate offices (6.0 miles) — HQ
- Dana — corporate offices (9.3 miles)
- Owens-Illinois — corporate offices (11.5 miles) — HQ
4751 Violet Rd offers a practical value-add angle in a renter-heavy inner suburb where neighborhood occupancy trends are steady and daily-needs amenities are abundant. The 1978 vintage is slightly newer than the local average and should compete well with older stock after targeted updates to interiors and building systems. Within 3 miles, forecasts point to a larger household base and higher incomes, which supports multifamily demand and retention for smaller unit formats. According to CRE market data from WDSuite, the area’s ownership costs relative to incomes are elevated in national context, reinforcing reliance on rental housing and supporting disciplined pricing.
Key risks include below-average safety relative to national norms and limited park/childcare access locally, which call for thoughtful operational controls and amenity positioning. Overall, the combination of stable neighborhood occupancy, deep renter concentration, and accessibility to employment centers supports a durable, improvement-led business plan without relying on outsized growth assumptions.
- Renter concentration among the highest in the metro supports a deep tenant base and steady absorption
- 1978 vintage offers value-add potential with competitive positioning versus older neighborhood stock
- Amenity-dense location (food, pharmacy, grocery) aids retention and day-to-day convenience
- Household growth and rising incomes within 3 miles support demand for smaller units and occupancy stability
- Risk: below-average safety and limited parks/childcare require operational focus and prudent underwriting