| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 48th | Fair |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4811 Douglas Rd, Toledo, OH, 43613, US |
| Region / Metro | Toledo |
| Year of Construction | 1983 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4811 Douglas Rd Toledo Multifamily Investment Opportunity
Neighborhood occupancy is approximately 96% and has trended up, supporting stable cash flow potential at the submarket level, according to WDSuite’s CRE market data. This location’s inner-suburb fundamentals point to steady renter demand rather than outsized volatility.
This inner-suburb pocket of Toledo rates A- among 244 metro neighborhoods and shows occupancy near 96% at the neighborhood level, indicating healthy stabilization for comparable assets. Within the metro context, occupancy performance is competitive among Toledo neighborhoods and sits in the top quartile nationally, based on commercial real estate analysis from WDSuite. Median contract rents in the neighborhood remain on the lower side relative to national peers, which can aid leasing velocity and retention.
Amenity access is mixed. Cafes and groceries index well — both are competitive locally and land in higher national percentiles — which supports daily convenience for residents. However, neighborhood counts for parks and pharmacies are limited, so investors should underwrite resident experience accordingly or consider on-site enhancements to offset those gaps.
The property’s 1983 vintage is newer than the area’s average construction year (1956). That positioning can be advantageous versus older stock, while still leaving room for selective modernization (systems, interiors, or common areas) to sharpen competitive appeal without full repositioning.
Tenure dynamics indicate a moderate renter concentration at the neighborhood level (share of housing units that are renter-occupied), suggesting a meaningful tenant base without over-reliance on transient demand. Within a 3-mile radius, recent years show slight population softness but rising incomes; forward-looking data point to population growth and a substantial increase in household counts alongside smaller average household sizes. For investors, that shift typically expands the renter pool and can support occupancy stability and unit absorption.
Ownership costs in this area are comparatively accessible by national standards. Lower home values can introduce some competition from entry-level ownership, yet the neighborhood’s rent-to-income ratio remains manageable, which supports lease retention and measured pricing power rather than aggressive concessions.
School ratings average below national norms, which may tilt the demand profile toward workforce and lifestyle renters over highly school-driven households. Investors should weigh that against the convenience amenities and improving occupancy backdrop when assessing target renter segments and renewal strategy.
Safety trends are mixed but improving. At the neighborhood level, overall crime conditions sit around the metro middle, and national comparisons indicate the area is below the national median for safety. That said, both violent and property offense rates have declined noticeably over the past year, placing the neighborhood among faster-improving cohorts nationwide according to WDSuite’s data. Investors should underwrite to current conditions while recognizing the recent downward trajectory in reported offenses.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience, including Dana, Owens Corning, and Owens-Illinois. These employers help stabilize leasing by anchoring a broad engineering, manufacturing, and corporate services workforce within a short drive.
- Dana Holding Corporation — corporate offices (3.5 miles)
- Owens Corning — corporate offices (5.4 miles) — HQ
- Dana — corporate offices (10.5 miles)
- Owens-Illinois — corporate offices (12.4 miles) — HQ
4811 Douglas Rd offers a balanced workforce housing thesis: neighborhood occupancy is high and rising, daily conveniences are solid, and the ownership market is relatively low-cost, which can moderate turnover pressure. Based on CRE market data from WDSuite, the neighborhood’s occupancy performance is competitive locally and in the top quartile nationally, while rents sit at approachable levels that support absorption and renewal rates. The 1983 vintage is newer than the area’s mid-century average, creating an edge versus older stock with room for targeted value-add to drive NOI.
Within a 3-mile radius, forward indicators point to population growth and a notable increase in household counts over the next five years, alongside smaller average household sizes — dynamics that typically expand the renter base and support occupancy stability. Key considerations include below-average school ratings, limited park/pharmacy density, and potential competition from accessible homeownership; prudent underwriting should emphasize retention strategy, amenity upgrades, and selective renovations to strengthen positioning.
- Competitive neighborhood occupancy and stable demand backdrop
- 1983 vintage newer than local average, with value-add and modernization potential
- Approachable rent levels support absorption and renewal, aiding pricing power management
- 3-mile outlook shows renter pool expansion via household growth
- Risks: school ratings, limited parks/pharmacies, and ownership competition require careful lease and CapEx planning