| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Best |
| Demographics | 63rd | Good |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3691 Park Overlook Dr, Beavercreek, OH, 45431, US |
| Region / Metro | Beavercreek |
| Year of Construction | 2012 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3691 Park Overlook Dr Beavercreek Multifamily Investment
Solid renter demand in an inner-suburban location with broad amenity access supports leasing durability, according to WDSuite’s CRE market data. Neighborhood occupancy has been steady and the area’s renter concentration is elevated versus the metro, pointing to a deep tenant base.
Beavercreek’s inner-suburban setting delivers convenience while remaining largely residential, with the neighborhood rated A+ and ranked 7th among 228 Dayton–Kettering neighborhoods — a top-tier position within the metro that signals competitive fundamentals for investors. Restaurants and cafes score in the 91st–92nd national percentiles, with groceries and parks also testing around the upper quartile nationwide, reinforcing day-to-day livability that helps with leasing and retention.
The property’s 2012 construction is newer than the neighborhood’s typical vintage (1994), which can reduce near-term capital expenditure needs and bolster competitive positioning against older stock. Median rent levels in the neighborhood sit around the middle of the national distribution and, paired with a rent-to-income profile near the national median, suggest manageable affordability pressure that can support lease stability while leaving room for measured rent growth.
Unit tenure patterns indicate a meaningful share of renter-occupied housing at the neighborhood level, which translates to a broad tenant pool for multifamily assets. Within a 3-mile radius, household counts have been essentially flat in recent years, while projections point to an increase in households alongside rising median incomes by 2028; that combination typically supports occupancy stability and absorption for quality product. Where home values are near national midpoints, ownership remains accessible for some households, so professionally managed communities may focus on service, amenities, and operational execution to maintain pricing power.
Operationally, neighborhood occupancy trends have been stable but not exceptionally tight versus top-performing national submarkets. However, amenity density, commuter access within the Dayton–Kettering region, and a renter pool expected to expand (per WDSuite’s commercial real estate analysis) provide constructive tailwinds for stabilized performance.
Safety metrics are mixed and should be evaluated in context. The neighborhood ranks 123rd of 228 within the Dayton–Kettering metro on crime, placing it below the metro median. Compared with neighborhoods nationwide, current readings translate to below-average safety, especially on property offenses. At the same time, recent trends are improving, with both violent and property offense rates declining year over year, indicating momentum in the right direction.
For investors, this means underwriting should incorporate conservative assumptions and emphasize security-forward operations, while recognizing that downward trends in incident rates can support perception over time. Use submarket and property-level data alongside neighborhood context when calibrating premiums, turnover expectations, and marketing strategies.
Nearby employers span environmental services, insurance/healthcare administration, steel, and e-commerce logistics, which supports a diverse commuter base and helps stabilize renter demand. The list below highlights proximate nodes likely to influence leasing and retention for workforce and professional households.
- Waste Management — environmental services (16.7 miles)
- Anthem Inc Mason Campus II — insurance/healthcare administration (33.9 miles)
- AK Steel Holding — steel (35.8 miles) — HQ
- Staples Fulfillment Center — e-commerce logistics (36.7 miles)
- Humana Pharmacy Solutions — healthcare services (37.1 miles)
This 39-unit, 2012-vintage asset sits in a metro-top-tier neighborhood that offers strong amenity access and a sizable renter base. Newer construction relative to the area’s average vintage positions the property competitively against older stock and may moderate near-term capital needs. Within 3 miles, households and incomes are projected to rise, supporting a larger tenant base and reinforcing occupancy stability. According to CRE market data from WDSuite, local rents and rent-to-income dynamics indicate manageable affordability pressure, which can aid retention while allowing disciplined pricing.
Key considerations include neighborhood safety readings that trail national benchmarks and ownership accessibility that can create some competition for higher-earning households. Even so, amenity density, employer reach across the Dayton–Kettering region, and a projected expansion in the renter pool create a constructive backdrop for steady operations if paired with focused asset management.
- 2012 vintage offers competitive positioning versus older neighborhood stock with potential capex advantages
- Amenity-rich inner suburb with restaurants, cafes, groceries, and parks supporting tenant retention
- Within 3 miles, projected household and income growth support occupancy stability and absorption
- Rent-to-income profile suggests room for disciplined pricing while maintaining retention
- Risks: below-metro safety rankings and accessible ownership options require conservative underwriting and strong operations