| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Best |
| Demographics | 64th | Good |
| Amenities | 22nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2415 Hemlock Dr, Beavercreek, OH, 45431, US |
| Region / Metro | Beavercreek |
| Year of Construction | 1997 |
| Units | 101 |
| Transaction Date | 2018-06-29 |
| Transaction Price | $10,300,000 |
| Buyer | ARJM Lowenstein, LLC |
| Seller | The Connor Group |
2415 Hemlock Dr Beavercreek Multifamily Investment Opportunity
Neighborhood occupancy trends point to steady renter demand and balanced pricing power, according to WDSuite’s CRE market data. The asset’s suburban positioning supports lease stability relative to more volatile urban submarkets.
Located in Beavercreek’s inner-suburban fabric of the Dayton-Kettering metro, the property benefits from neighborhood fundamentals that favor multifamily stability. The area posts a 94.2% neighborhood occupancy rate, indicating resilient leasing conditions compared with broader national CRE cycles. Median contract rents in the neighborhood sit above many local peers, while a rent-to-income profile near the neighborhood norm suggests manageable affordability pressure that supports retention strategies rather than aggressive turnover.
Livability signals are mixed but investable. Average school ratings are strong at 4.0 out of five, placing the neighborhood in the top quartile nationally for K–12 quality, which can bolster family-oriented renter demand. Parks coverage also ranks well (top quartile nationally), giving green-space access even as everyday retail and cafes are limited within the immediate blocks. Relative to the metro’s 228 neighborhoods, these amenities place the area above the metro median for outdoor access but below it for walkable retail density, suggesting car-oriented convenience over foot-traffic activation.
Renter-occupied housing comprises roughly half of units in the neighborhood (about 47.5% renter concentration), indicating a deep tenant base that supports consistent absorption for mid-size communities. With the average neighborhood construction year around 1979, a 1997-vintage asset should compete favorably against older stock; investors can expect relevance on finishes and systems while planning for selective modernization to sustain positioning over the hold.
Within a 3-mile radius, households increased modestly over the last five years while average household size edged lower, pointing to a slightly broader renter pool despite flat population trends. Forward-looking WDSuite demographics indicate continued household growth through the next cycle, which typically supports occupancy stability and measured rent growth for well-maintained suburban assets.
Neighborhood safety benchmarks are broadly in line with national averages, with overall conditions landing near the mid-50s national percentiles. Year over year, both property and violent offenses are trending lower, with double-digit declines in property incidents and a single-digit reduction in violent offenses. For investors, the combination of middle-of-the-pack safety and improving trends supports leasing stability and reduces downside risk associated with sudden crime spikes.
As with any inner-suburban setting, micro-block variation can exist. A prudent approach includes standard security features and lighting, along with resident engagement practices that help sustain the neighborhood’s improving trajectory noted in WDSuite’s data.
Employment access is anchored by regional corporate offices within commuting range, supporting a diversified renter base seeking suburban living with reasonable drives to work. Notable nearby employers include Waste Management, Anthem, AK Steel, Humana Pharmacy Solutions, and a Staples fulfillment operation.
- Waste Management — environmental services (17.2 miles)
- Anthem Inc Mason Campus II — insurance (33.5 miles)
- AK Steel Holding — steel manufacturing (35.4 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (36.7 miles)
- Staples Fulfillment Center — distribution (37.1 miles)
This 1997-vintage, 101-unit community offers a competitive position versus older neighborhood stock and benefits from stable local fundamentals. Neighborhood occupancy near the mid-90s supports consistent cash flow, while roughly half of nearby housing units being renter-occupied points to a sufficiently deep tenant base. Larger average floor plans (around 1,286 square feet) can aid retention by appealing to households prioritizing space in a suburban setting.
Within a 3-mile radius, households have expanded and are projected to grow further, even as average household sizes edge down — a combination that typically broadens the renter pool and supports occupancy stability. Based on CRE market data from WDSuite, local rent levels track with incomes in a way that favors ongoing lease performance rather than frequent turnover. Near-term upside centers on selective renovations and asset differentiation against older comparables, with risk considerations tied to an amenity-light micro-location and regional employers dispersed across wider commuting sheds.
- Neighborhood occupancy around the mid-90s supports steady leasing and cash flow
- 1997 vintage competes well versus older submarket stock; targeted renovations can drive rents
- 3-mile household growth and smaller household sizes expand the renter pool and support retention
- Larger average unit sizes enhance appeal for space-seeking tenants in suburban locations
- Risks: amenity-light immediate area and dispersed employment centers may limit walkability and require competitive positioning