| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Good |
| Demographics | 51st | Good |
| Amenities | 28th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4901 Suder Ave, Toledo, OH, 43611, US |
| Region / Metro | Toledo |
| Year of Construction | 1979 |
| Units | 96 |
| Transaction Date | 1990-08-31 |
| Transaction Price | $1,150,000 |
| Buyer | --- |
| Seller | RIVER BEND AN OH PT |
4901 Suder Ave, Toledo OH Multifamily Investment
Neighborhood fundamentals signal durable renter demand with occupancy near the high end locally and daily needs close by, according to WDSuite’s CRE market data. The asset’s 96 units position it to capture steady leasing from a moderate renter base while maintaining operational flexibility.
This Inner Suburb pocket of Toledo offers everyday convenience more than lifestyle retail. Grocery and pharmacy access rank competitively in the metro (both above-median), while cafes, restaurants, and parks are limited. For investors, that mix supports essential-need tenancy and reduces reliance on discretionary foot traffic.
At the neighborhood level, multifamily occupancy is strong (about 96.9%), placing the area in the top quartile nationally and above the metro median; this indicates resilient leasing and supports underwriting for stable collections. Median contract rents in the neighborhood sit in the lower half of the metro but have risen over the last five years, while a relatively low rent-to-income ratio (around 0.11) suggests manageable affordability pressure that can aid retention and steady renewal activity.
Tenure patterns show a neighborhood-level renter-occupied share around one-quarter, pointing to a moderate but reliable renter pool rather than a transient, rental-heavy block. Within a 3-mile radius, demographics indicate modest population growth recently and projections for more households alongside smaller average household sizes by 2028. That trajectory expands the local tenant base and can favor smaller floor plans—relevant given the property’s average unit size of roughly 523 square feet.
Home values in this neighborhood track below national medians, and ownership is comparatively accessible. For multifamily operators, that typically means slightly tighter pricing power than in high-cost ownership markets, but it can also support leasing velocity for well-maintained, value-oriented units. Average school ratings are on the lower side locally, which may concentrate demand among singles and couples rather than large families—another factor consistent with smaller-unit configurations.
Vintage matters for competitive positioning. Built in 1979 versus a neighborhood average around 1975, the property is somewhat newer than nearby stock, which can provide a mild edge versus older assets. Investors should still plan for system updates and targeted renovations to sustain occupancy and NOI over a longer hold.
Safety comparisons are mixed. The neighborhood ranks 141 out of 244 within the Toledo metro, which is below the metro median. Nationally, violent and property offense percentiles sit in the lower tiers. However, recent trend data shows improvement year over year, with notable declines in estimated violent and property offense rates. For investors, this suggests monitoring is warranted, but the directionality has been favorable.
Nearby employers provide a diversified industrial and materials employment base that supports renter demand and commute convenience for workforce tenants, including Dana, Owens Corning, and Owens-Illinois.
- Dana Holding Corporation — auto parts manufacturing (2.0 miles)
- Owens Corning — building materials (4.7 miles) — HQ
- Dana — auto parts manufacturing (14.0 miles)
- Owens-Illinois — glass packaging (14.6 miles) — HQ
4901 Suder Ave brings 96 units with smaller average floor plans to a neighborhood where neighborhood-level occupancy trends high and rents remain comparatively manageable, supporting retention. The area’s essential-need amenity mix and moderate renter concentration point to steady lease-up from workforce tenants, while an accessible ownership market tempers but doesn’t preclude measured rent growth for renovated product. Based on CRE market data from WDSuite, the asset’s 1979 vintage is somewhat newer than the neighborhood average, offering a mild competitive edge with scope for targeted value-add to modernize systems and finishes.
Forward-looking demographics within a 3-mile radius indicate an increase in households alongside smaller household sizes, expanding the tenant base for studio and one-bedroom layouts. Combined with improving safety trends at the neighborhood level, the property’s scale and positioning support an income-focused thesis with selective upgrades to drive NOI.
- High neighborhood occupancy supports stable collections and lease retention
- Smaller average unit size aligns with projected renter pool expansion within 3 miles
- 1979 vintage offers light competitive edge with value-add potential
- Essential-need amenities (grocery/pharmacy) underpin workforce housing demand
- Risk: below-median metro safety and accessible ownership can moderate pricing power