| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Fair |
| Demographics | 58th | Good |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 149 Kinsey Rd, Xenia, OH, 45385, US |
| Region / Metro | Xenia |
| Year of Construction | 1973 |
| Units | 110 |
| Transaction Date | 2012-01-01 |
| Transaction Price | $1,850,000 |
| Buyer | GH Capital National Housing |
| Seller | Kinsey-Oxford Associates L.P. |
149 Kinsey Rd Xenia Multifamily Investment, 110 Units
Stabilized neighborhood occupancy and a deepening renter base point to durable cash flow potential for a 1973 vintage asset, according to WDSuite’s CRE market data. Positioned in the Dayton–Kettering region, the property’s scale supports operating efficiency while allowing targeted value-add to enhance returns.
Livability indicators in this rural pocket of Xenia favor steady multifamily demand. Neighborhood occupancy trends remain strong and improved over the past five years, landing in the top quartile nationally, according to WDSuite’s commercial real estate analysis. Nearby parks access tests above national midrange, while everyday services are present though limited; cafes and pharmacies are sparse, which suggests a more car-dependent lifestyle.
Within a 3-mile radius, demographics show modest population growth and a projected increase in households by 2028, which implies a larger tenant base over time. Renter-occupied share is roughly in the low-to-mid 40% range locally, providing depth for leasing and renewal strategies without overexposure to transient demand.
Income and housing cost metrics signal manageable affordability pressure for renters. Neighborhood rent-to-income ratios sit below national stress points, supporting retention and lease management. At the same time, home values are comparatively accessible for the region, which can create some competition with ownership options; this dynamic puts a premium on unit quality, resident experience, and amenity execution for pricing power.
School quality trends near national midrange, and amenities such as parks score in higher national percentiles, which can aid family-oriented renter retention. The asset’s 1973 vintage is slightly older than the neighborhood average stock, indicating potential capital planning needs but also offering value-add levers (interiors, energy systems, common areas) to strengthen competitive positioning against newer supply.
Safety conditions benchmark slightly better than the national middle, while the neighborhood’s metro rank indicates crime levels that are more impacted than many Dayton–Kettering areas (51 out of 228 metro neighborhoods indicates a comparatively higher-crime cohort within the region). Importantly, WDSuite data shows a notable recent decline in violent offenses, signaling improvement momentum even as continued monitoring remains prudent.
For investors, this mixed profile suggests underwriting that incorporates ongoing security and lighting enhancements, with attention to resident communication and partnerships with local resources to support sustained improvement.
Regional employers within commuting distance support workforce housing demand, led by waste services, fulfillment, healthcare and insurance operations, and metals manufacturing. These nodes help stabilize leasing through steady blue- and white-collar employment.
- Waste Management — waste services (15.9 miles)
- Staples Fulfillment Center — fulfillment & distribution (31.0 miles)
- Anthem Inc Mason Campus II — healthcare insurance (34.1 miles)
- AK Steel Holding — metals manufacturing (37.5 miles) — HQ
- Humana Pharmacy Solutions — pharmacy & benefits services (38.7 miles)
This 110-unit asset offers scale in a submarket where neighborhood occupancy trends are strong and have improved over five years. According to CRE market data from WDSuite, the area benchmarks in the top quartile nationally for occupancy, supporting expectations for leasing stability. The 3-mile trade area points to modest population growth and a projected increase in households, expanding the renter pool and aiding renewal outcomes. The 1973 construction implies near- to medium-term capital planning, but it also creates practical avenues for value-add—interior updates, energy efficiency upgrades, and curb appeal—to sharpen competitiveness and rent positioning.
Affordability signals are constructive: rent-to-income levels track below national stress points, which can support retention, while relatively accessible ownership costs in the region suggest competition that rewards well-executed operations and resident experience. With amenity access skewing toward parks and fewer cafes/pharmacies, management that emphasizes on-site conveniences and service consistency can underpin pricing power and occupancy stability.
- Occupancy in the neighborhood trends top quartile nationally, supporting stable leasing and renewals.
- 3-mile demographics indicate population and household growth, expanding the tenant base over the next few years.
- 1973 vintage offers actionable value-add levers alongside scale-driven operating efficiencies.
- Rent-to-income signals manageable affordability pressure, aiding retention and lease management.
- Risk: Regional safety ranks warrant continued investment in security and lighting, with ongoing monitoring of local trends.