| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Best |
| Demographics | 51st | Fair |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1258 Garbry Rd, Piqua, OH, 45356, US |
| Region / Metro | Piqua |
| Year of Construction | 1998 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1258 Garbry Rd Piqua Multifamily Investment
Neighborhood occupancy is strong and renter demand is durable for this 24-unit asset in Piqua, according to WDSuite’s CRE market data, supporting steady cash flow potential in a suburban Dayton-Kettering context.
Competitive location fundamentals underpin the investment case. The neighborhood is ranked 30 out of 228 Dayton-Kettering neighborhoods (top quartile among metro peers), with occupancy levels in the top quartile nationally and household incomes near national midpoints. Cafes, restaurants, groceries, parks, and pharmacies all index modestly above national averages, signaling day-to-day convenience that helps with resident retention.
Renter-occupied housing represents a meaningful share of the local housing stock (42.6% renter concentration; 82nd percentile nationally), indicating a deep tenant base and consistent multifamily demand. Median contract rents sit below national norms, while the rent-to-income ratio trends in the upper national percentiles, a combination that can support leasing velocity and limit near-term affordability pressure for residents.
Within a 3-mile radius, recent demographic trends show a slight population dip alongside a rise in household count, implying smaller household sizes and a broader leasing funnel for smaller units. Looking ahead, projections within the same 3-mile radius point to population growth and a substantial increase in households by 2028, which would expand the renter pool and support occupancy stability if realized.
The average construction year in the neighborhood is 1990, while this property was built in 1998. Being newer than the neighborhood average can enhance competitive positioning versus older stock, though investors should plan for typical modernization and system updates associated with a late-1990s vintage.
Safety indicators are mixed and warrant monitoring. The neighborhood’s crime profile ranks 148 out of 228 Dayton-Kettering neighborhoods (below the metro median) and sits around the lower third nationally. Recent year-over-year data show an uptick in property offenses, suggesting investors should underwrite proactive security, lighting, and operational practices, and track trends over time rather than relying on a single snapshot.
As with most markets, safety can vary across blocks. Investors typically pair neighborhood-level metrics with property-level measures and local stakeholder input to calibrate risk, insurance, and retention strategies responsibly.
Regional employment access is driven by corporate operations within commuting range, supporting workforce housing demand and lease retention. Nearby representation includes corporate offices tied to environmental and essential services.
- Waste Management — corporate offices (25.1 miles)
This 24-unit, 1998-built property benefits from a suburban setting where neighborhood occupancy trends are in the top quartile nationally and the renter concentration is high relative to U.S. norms. Median rents remain below national levels while rent-to-income metrics are manageable, supporting pricing flexibility and retention. According to CRE market data from WDSuite, amenities and daily needs score modestly above national averages, which helps reinforce leasing stability.
Demographics aggregated within a 3-mile radius indicate recent growth in households despite slight population contraction, pointing to smaller household sizes and a broader tenant base for multifamily. Forward-looking projections show population growth and a sizable increase in households by 2028, which, if realized, would expand the renter pool. The 1998 vintage is newer than the neighborhood average (1990), offering competitive positioning versus older stock, while still calling for selective modernization to capture value-add upside.
- Strong neighborhood occupancy and high renter concentration support demand depth
- Below-national median rents with manageable rent-to-income aid retention and lease-up
- 1998 vintage outpositions older local stock; targeted updates can unlock value
- 3-mile demographics point to household growth and a larger future renter pool
- Risks: below-metro safety ranking and average school performance call for prudent operations and underwriting