| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Fair |
| Demographics | 49th | Fair |
| Amenities | 23rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1175 Atwater Ave, Circleville, OH, 43113, US |
| Region / Metro | Circleville |
| Year of Construction | 1986 |
| Units | 40 |
| Transaction Date | 2020-08-24 |
| Transaction Price | $1,044,400 |
| Buyer | PICKAWAY METROPOLITAN HOUSING AUTHORITY |
| Seller | CHURCHES UNITED FOR SENIOR HOUSING INC |
1175 Atwater Ave, Circleville OH Multifamily Investment
Neighborhood occupancy trends are solid for workforce housing, with the area reporting steady renter demand according to WDSuite’s CRE market data. For investors, this points to relatively stable cash flow dynamics at the neighborhood level rather than property-specific performance.
Located in Circleville’s inner-suburban context of the Columbus, OH metro, the neighborhood carries a C+ rating with occupancy around the national upper-middle tier. At the neighborhood level, occupancy is above the national median (roughly the 70th percentile), which supports leasing stability and reduces downtime between turns for comparable assets.
Renter-occupied housing comprises a substantial share of units in the neighborhood (near the top quartile nationally), indicating a deeper tenant base for multifamily owners and consistent demand for smaller formats. Median contract rents here sit below many U.S. submarkets, and the rent-to-income ratio is moderate, which can aid tenant retention and reduce turnover risk when managed thoughtfully.
Livability is mixed: pharmacies are comparatively accessible (around the upper quartile nationally), and restaurant density is competitive versus many peer areas, but on-neighborhood counts of grocery stores, cafes, parks, and childcare are limited. Average school ratings trail national medians, so family-oriented demand may rely more on value positioning and commute convenience than school performance.
Vintage context matters for capital planning. With a 1986 construction year versus an older neighborhood average (1960s-era stock), the property should be relatively competitive against aging comparables; however, systems and common areas may still warrant modernization to support rent positioning and reduce near-term maintenance.
Within a 3-mile radius, recent population growth has been modest and household counts have increased, with forecasts pointing to further household expansion. This combination typically enlarges the renter pool and supports occupancy stability, even if household sizes trend smaller over time.
Safety indicators present a mixed profile. Overall crime levels sit below the national median for safety (around the 41st percentile), suggesting conditions that warrant routine risk management. Violent incidents benchmark closer to national midrange and have improved year over year, while property-related offenses remain elevated relative to national benchmarks and have risen recently.
For investors, the key takeaway is to underwrite prudent security measures and lighting, align insurance assumptions with property-crime exposure, and emphasize tenant communication. Compared with many Columbus metro neighborhoods (580 total), the area is neither among the safest nor the most challenged, and recent improvement in violent categories is a constructive trend to monitor.
The employment base spans technology services, document solutions, and major corporate headquarters in the Columbus CBD, supporting commute convenience for renters in workforce and office roles. Nearby employers include Avnet Services, The Xerox Company, Avnet Services - LifeCycle Solutions, American Electric Power, and Nationwide.
- Avnet Services — technology services (14.9 miles)
- The Xerox Company — document & business services (15.1 miles)
- Avnet Services - LifeCycle Solutions — technology lifecycle services (16.3 miles)
- American Electric Power — utilities & energy (24.1 miles) — HQ
- Nationwide — insurance & financial services (24.3 miles) — HQ
1175 Atwater Ave is a 40-unit 1986-vintage asset positioned in a neighborhood where occupancy trends are above the national median and the renter-occupied share is high, signaling a durable tenant base. Relative to older local stock, the vintage provides a competitive starting point, with potential to capture value through targeted renovations and system upgrades. According to CRE market data from WDSuite, local rent levels and rent-to-income dynamics are moderate, supporting lease retention and measured rent growth strategies.
Within a 3-mile radius, modest population growth and a rising household count point to a larger renter pool over the next several years, while ownership costs in the area remain accessible enough to require careful pricing but not so low as to erode multifamily demand. Amenity access is mixed, and safety indicators are improving in violent categories but remain weaker for property crime, suggesting investors should budget for standard security and loss-prevention measures.
- Above-median neighborhood occupancy supports leasing stability and cash flow consistency
- 1986 construction offers competitive positioning vs. older stock with value-add potential
- Moderate rents and rent-to-income dynamics aid retention and measured pricing power
- 3-mile household growth expands the renter pool and supports demand
- Risks: limited walkable amenities and elevated property-crime exposure warrant prudent underwriting