| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Good |
| Demographics | 77th | Best |
| Amenities | 26th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6511 Field Ave, Whitehouse, OH, 43571, US |
| Region / Metro | Whitehouse |
| Year of Construction | 1981 |
| Units | 45 |
| Transaction Date | 1997-12-11 |
| Transaction Price | $1,000,000 |
| Buyer | GREEN A & M FAMILY LTD |
| Seller | ANDOVER COURT APARTMENTS |
6511 Field Ave Whitehouse OH Multifamily Investment
Neighborhood occupancy is strong, supporting stable leasing fundamentals, according to WDSuite’s CRE market data. With a modest renter base and solid incomes nearby, this location favors steady demand over volatility.
Situated in suburban Whitehouse within the Toledo metro, the property benefits from a neighborhood rated A and a renter-occupied share that is modest, indicating a smaller but steady tenant base for multifamily. Neighborhood occupancy is competitive among Toledo neighborhoods and sits in the upper range nationally, supporting income stability for professionally managed assets.
Livability factors skew family-friendly: the average school rating ranks among the top quartile nationally and is one of the stronger showings in the metro, a tailwind for retention in larger units. Amenity density is mixed — cafes test well versus national peers, while parks and pharmacies are limited locally — so residents may rely on nearby nodes for certain services.
Relative costs point to durable rental dynamics. Elevated home values at the neighborhood level and a low rent-to-income ratio suggest renters here typically carry lighter affordability pressure, which can support renewals and measured rent growth rather than rapid turnover. Median household incomes are above metro norms (top quartile locally), reinforcing depth for quality workforce housing.
Demographics within a 3-mile radius show recent population growth with households expanding and further increases projected by 2028, indicating a larger tenant base over time. For investors, this forward trend supports occupancy stability and disciplined pricing power as new households enter the market.
Safety conditions compare favorably at the national level, with the neighborhood performing in the upper-third of U.S. neighborhoods based on WDSuite’s data. Within the Toledo metro (244 neighborhoods), recent trends point to improving violent-offense measures year over year, which supports leasing confidence without implying block-level conclusions.
Investors should still underwrite standard security measures and lighting as part of property operations, while recognizing that current readings are above national averages and competitive among Toledo neighborhoods.
Proximity to established headquarters anchors a diversified employment base that supports renter demand and commute convenience, including automotive components, glass packaging, building materials, and energy.
- Dana Holding — automotive components (6.36 miles) — HQ
- Owens-Illinois — glass packaging (7.97 miles) — HQ
- Owens Corning — building materials (16.23 miles) — HQ
- Marathon Petroleum — energy (34.45 miles) — HQ
This 45-unit multifamily asset built in 1981 is slightly newer than the neighborhood s average vintage, positioning it competitively versus older local stock while still warranting targeted system updates and common-area refreshes. Neighborhood occupancy is strong and above national averages, and the renter concentration is modest — a profile that favors steady absorption and renewal-driven growth over rapid lease-up cycles. Nearby household incomes skew higher for the metro, and anchor employers within commuting distance broaden the tenant pool, according to CRE market data from WDSuite.
Within a 3-mile radius, recent population growth and projected increases in households through 2028 indicate ongoing renter pool expansion, supporting occupancy stability. Amenity density is mixed and parks/pharmacy access is limited, but strong schools and solid safety readings help underpin retention, particularly for family-oriented renters.
- Strong neighborhood occupancy supports stable cash flows and measured rent growth
- Slightly newer 1981 vintage offers competitive positioning with value-add upside through modernization
- Higher local incomes and nearby HQ employers deepen the tenant base and retention
- 3-mile population and household growth trends point to sustained demand and occupancy stability
- Risks: limited nearby parks/pharmacies and a modest renter concentration require disciplined leasing and amenity strategy