| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Fair |
| Demographics | 42nd | Fair |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 270 Mount Vernon Dr, Xenia, OH, 45385, US |
| Region / Metro | Xenia |
| Year of Construction | 1989 |
| Units | 74 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
270 Mount Vernon Dr Xenia Multifamily Investment
Renter-occupied housing is prevalent in the neighborhood, supporting multifamily demand and stable leasing, according to WDSuite’s CRE market data. The 74-unit property’s 1989 vintage positions it competitively versus older local stock while leaving room for targeted modernization.
Located in Xenia within the Dayton–Kettering metro, the neighborhood carries a B rating and ranks 107 out of 228 metro neighborhoods, placing it around the metro median. Restaurants are present at moderate density, while cafes and grocery options are limited; parks and pharmacies score in the mid-to-high 60s nationally, suggesting everyday essentials are reachable even if not clustered. This positioning typically favors car-oriented renters over those seeking highly walkable retail clusters.
For investors, neighborhood occupancy is reported at 88.9% (neighborhood metric, not property-specific) and has held roughly steady in recent years, per WDSuite. Renter concentration is high at 52.2% of housing units being renter-occupied (top decile nationally), indicating a deep tenant base that can support leasing continuity and absorption of turnover.
Within a 3-mile radius, recent trends show modest population softening but resilience in demand drivers, with forecasts pointing to an increase in households and smaller average household sizes by 2028. A rising household count with smaller households typically supports sustained demand for 1–2 bedroom rentals and underpins occupancy stability. This outlook, grounded in WDSuite’s commercial real estate analysis, aligns with steady renter pool expansion rather than rapid growth.
Ownership costs in the neighborhood remain relatively accessible in absolute terms (median home values are lower than national averages), while the value-to-income ratio sits around the higher end of midrange nationally. That mix, combined with a neighborhood rent-to-income ratio near 0.17, suggests room for measured rent increases over time but also implies that pricing power should be managed carefully to limit affordability pressure and support retention.
Vintage context matters: the neighborhood’s average construction year skews older (1943), making a 1989 asset comparatively newer than much of the local stock. That typically confers a competitive edge on unit finishes, layouts, and systems, though selective renovations and modernization can further enhance leasing velocity and renewal capture.
Safety signals are mixed and best interpreted comparatively. The neighborhood’s crime rank sits closer to the higher-incident side within the Dayton–Kettering metro (ranked 40 among 228 neighborhoods), indicating more reported incidents than many local peers. Nationally, broader safety indices trend around midrange (approximately the upper half of neighborhoods nationwide), according to WDSuite’s data.
Importantly, recent year-over-year indicators show notable declines in both property and violent offenses at the neighborhood level, which is a constructive trend to monitor. Investors should underwrite with standard risk controls (lighting, access control, resident screening, and coordination with local community resources) while tracking whether the downward trajectory persists.
Employment access is supported by a mix of operations and corporate offices within commuting distance, which can help deepen the renter pool and support retention, particularly for workforce renters tied to waste services, insurance, e-commerce fulfillment, a regional steel producer HQ, and healthcare services.
- Waste Management — waste services (18.5 miles)
- Anthem Inc Mason Campus II — insurance (31.7 miles)
- Staples Fulfillment Center — e-commerce fulfillment (32.6 miles)
- AK Steel Holding — steel producer (35.4 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (36.5 miles)
This 74-unit asset built in 1989 is newer than much of the surrounding housing stock, offering competitive positioning against older neighborhood product while still allowing room for targeted value-add. Neighborhood occupancy is reported in the high 80s (neighborhood measure), and renter-occupied share is elevated, pointing to a solid tenant base and potential for steady lease-up and renewals. According to CRE market data from WDSuite, the 3-mile area is projected to see an increase in households alongside smaller household sizes, supporting demand for 1–2 bedroom units and reinforcing occupancy stability over the medium term.
Revenue strategy should balance measured rent growth with retention. Neighborhood-level rent-to-income sits near 0.17, and ownership costs are relatively accessible in absolute terms, which can introduce competition from entry-level homeownership. At the same time, the asset’s vintage advantage and practical access to a diverse set of employers support durable renter demand. Plan for modernization of interiors and common areas to enhance competitiveness and capture renewal uplifts, while underwriting for standard safety and amenity investments given mixed but improving neighborhood safety indicators.
- 1989 vintage vs. older local stock supports competitive positioning with targeted value-add upside
- Elevated renter-occupied share and steady neighborhood occupancy support leasing stability
- 3-mile forecast shows household growth and smaller household sizes, reinforcing demand for 1–2 bedroom units
- Employer access across operations and corporate offices underpins a durable tenant base
- Risks: modest walkable amenities, mixed-but-improving safety signals, and potential competition from entry-level ownership