| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Good |
| Demographics | 51st | Good |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4814 W Bancroft St, Toledo, OH, 43615, US |
| Region / Metro | Toledo |
| Year of Construction | 1983 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4814 W Bancroft St Toledo Multifamily Investment
Neighborhood occupancy at 96.6% supports income stability, according to WDSuite’s CRE market data, with rents positioned near the national middle of the market.
This suburban Toledo location balances daily convenience with measured growth drivers. Grocery access is a relative strength, ranking high among local peers (46 of 244) and in the upper national percentiles, while restaurants, cafes, parks, and pharmacies are sparse in the immediate vicinity. For investors, this mix points to dependable everyday amenities without the premium that often accompanies high-amenity districts.
The neighborhood posts a 96.6% occupancy rate, competitive among Toledo neighborhoods (61 of 244) and strong versus national norms (upper percentiles), indicating stable renter demand and supportive leasing conditions. Contract rents sit near the national midpoint and the rent-to-income ratio trends lower than many metros, which can reduce affordability pressure and aid retention, though it may limit near-term pricing power.
Construction in the area skews older (average 1960). With a 1983 vintage, the property is newer than much of the competitive stock, suggesting fewer immediate system replacements but typical mid-’80s asset planning needs; targeted renovation or operational improvements could enhance positioning against older inventory.
Within a 3-mile radius, households have grown modestly despite a slight population dip historically, and forecasts call for a larger household base and smaller average household size by 2028. That combination generally expands the renter pool and supports occupancy stability for well-managed assets. Home values in the neighborhood are lower in the national distribution, which can introduce some competition from ownership; maintaining a value-oriented offering and strong management can help sustain demand.
Safety indicators for the neighborhood are mixed but trending constructively in key areas. Overall crime ranks near the metro median (112 of 244 Toledo neighborhoods) and sits modestly above the national middle (54th percentile for safety), suggesting conditions are broadly comparable to many U.S. neighborhoods.
Property offenses show notable improvement, with one-year estimates declining sharply and placing the area in a stronger national position (upper percentiles). Violent offense levels track below national averages (around the lower national percentiles), which warrants continued monitoring and typical operator precautions. Taken together, trends suggest steady conditions with recent gains in non-violent categories, rather than block-level guarantees.
Proximity to established corporate employers supports renter demand through steady white-collar and skilled operations employment. Notable nearby employers include Owens Corning, Dana Holding Corporation, Owens-Illinois, Thermo Fisher Scientific, and Marathon Petroleum.
- Owens Corning — building materials (6.4 miles) — HQ
- Dana Holding Corporation — automotive components (6.8 miles)
- Owens-Illinois — glass containers (9.4 miles) — HQ
- Thermo Fisher Scientific — life sciences (43.0 miles)
- Marathon Petroleum — energy (43.3 miles) — HQ
This 50-unit, 1983-vintage asset leverages a suburban Toledo location with high neighborhood occupancy and everyday conveniences, notably strong grocery access. The property is newer than much of the local stock, which can reduce immediate capital exposure while still offering selective value-add opportunities to outperform older comparables. According to CRE market data from WDSuite, occupancy levels are competitive within the metro and solid nationally, and local rents align near the national middle, supporting lease retention with measured pricing power.
Within a 3-mile radius, households have increased and are projected to expand further alongside smaller household sizes, pointing to a larger tenant base over the medium term. Lower home values relative to national norms can introduce ownership competition, but they also position well-managed multifamily as a more accessible option that can sustain demand and stabilize leasing through economic cycles.
- High neighborhood occupancy supports income stability and leasing confidence.
- 1983 vintage is newer than area average, enabling targeted value-add rather than full-system replacements.
- 3-mile household growth and smaller household sizes suggest renter pool expansion over time.
- Rents near the national middle with modest rent-to-income ratios aid retention and steady occupancy.
- Risk: accessible ownership options and uneven amenity density may temper rent growth; proactive asset management is key.