| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Best |
| Demographics | 63rd | Good |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1300 Cimarron Cir, Fairborn, OH, 45324, US |
| Region / Metro | Fairborn |
| Year of Construction | 1986 |
| Units | 48 |
| Transaction Date | 2014-08-11 |
| Transaction Price | $6,450,000 |
| Buyer | CIMARRON WOODS OWNER LLC |
| Seller | CAMPUS VILLAGE WRIGHT STATE LLC |
1300 Cimarron Cir, Fairborn OH Multifamily Investment
Neighborhood renter-occupied share is high and occupancy has been steady, pointing to a durable tenant base for small-unit product, according to WDSuite’s CRE market data.
Located in an Inner Suburb of the Dayton–Kettering metro, the neighborhood ranks 7th of 228 metro neighborhoods (A+ rating), placing it in the top quartile locally. Food-and-beverage access is a clear strength, with restaurant and cafe densities competitive among Dayton neighborhoods and in the top decile nationally, supporting lifestyle convenience that helps leasing and retention.
Median contract rents in the neighborhood sit around the metro middle today and have risen meaningfully over the past five years, while the neighborhood occupancy rate has been broadly stable over the same period. Importantly, the neighborhood s renter-occupied share is elevated (measured at the neighborhood level, not the property), indicating depth for multifamily demand and a wider funnel for leasing.
Construction year averages in the area skew to the early 1990s; with a 1986 vintage, this asset is modestly older than the local average, suggesting potential value-add through interior refreshes and systems modernization to enhance competitiveness against newer stock.
Within a 3-mile radius, demographics indicate a large working-age population and small household sizes. While population was roughly flat to slightly down in the prior period, WDSuite 19s CRE market data show a projected increase in households over the next five years, which typically expands the renter pool and supports occupancy stability. Ownership costs are moderate for the region, which can create some competition from entry-level ownership; however, the neighborhood 19s high renter concentration and balanced rent-to-income levels point to continued multifamily relevance.
Safety conditions should be evaluated with a metro-comparative lens. The neighborhood sits near the metro median based on its rank (123 of 228 neighborhoods), with national comparisons indicating below-average safety overall. That said, both violent and property offense rates have improved year over year, which is a constructive trend investors can monitor alongside local initiatives and asset-level security measures.
For context, the neighborhood 19s recent trend shows double-digit percentage declines in estimated violent and property offenses versus the prior year. While this does not remove risk, trajectory matters for leasing stability and insurance planning. Prospective owners should incorporate prudent security, lighting, and resident engagement programs consistent with submarket norms.
Nearby employers provide a diversified base of corporate and services roles that support renter demand through commute convenience. Key nodes include Waste Management, Anthem, Staples, AK Steel Holding, and Humana Pharmacy Solutions.
- Waste Management — environmental services (15.9 miles)
- Anthem Inc Mason Campus II — healthcare insurance offices (35.1 miles)
- Staples Fulfillment Center — distribution & fulfillment (36.4 miles)
- AK Steel Holding — steel manufacturing offices (36.9 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (38.2 miles)
This 48-unit, 1986-vintage asset sits in a top-quartile Dayton–Kettering neighborhood with strong amenity access and a high neighborhood renter-occupied share. Rents have advanced in recent years while neighborhood occupancy has remained broadly steady, creating a foundation for cash flow management. The vintage presents clear value-add angles through unit updates and targeted systems upgrades to compete against early-1990s product nearby.
Within a 3-mile radius, investor-relevant demographics point to a sizable working-age cohort and a projected increase in households, supporting a larger tenant base and lease-up resilience. Ownership costs are moderate for the region, which can introduce some competition from entry-level buyers; however, rent-to-income levels are balanced and, based on commercial real estate analysis from WDSuite, the neighborhood 19s renter concentration underpins demand depth.
- Top-quartile neighborhood with strong dining and daily-needs access that supports leasing and retention
- High renter-occupied share at the neighborhood level indicates a deep tenant base for multifamily
- 1986 vintage offers value-add potential via interior refresh and systems modernization
- 3-mile household growth outlook expands the renter pool and supports occupancy stability
- Risks: safety ranks near metro median and ownership alternatives are accessible; underwriting should reflect prudent concessions and security planning