| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Best |
| Demographics | 51st | Fair |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 230 Kienle Dr, Piqua, OH, 45356, US |
| Region / Metro | Piqua |
| Year of Construction | 1980 |
| Units | 114 |
| Transaction Date | 1979-10-01 |
| Transaction Price | $54,400 |
| Buyer | SANDALWOOD APTS OF PIQUA |
| Seller | --- |
230 Kienle Dr, Piqua OH Multifamily Investment
Stabilized renter demand at the neighborhood level and occupancy in the mid‑90% range, according to WDSuite’s CRE market data, point to steady income fundamentals for a 114‑unit asset. Vintage 1980 construction suggests potential to enhance competitiveness through targeted renovations.
Located in Piqua within the Dayton–Kettering metro, the neighborhood carries an A rating and ranks 30 out of 228 metro neighborhoods, placing it in the top quartile locally. Occupancy trends are strong and sit in the mid‑90% range, indicating stable leasing conditions relative to national norms, per WDSuite’s data.
Local dynamics are suburban with everyday amenities nearby. Grocery and dining availability track slightly above national medians, while cafes are competitive among metro peers. Average school ratings sit near the national midpoint; for workforce housing, this typically supports broad renter appeal even if not a school‑driven destination.
Renter concentration is about 43% of housing units at the neighborhood level, signaling a meaningful tenant base for multifamily operators. Within a 3‑mile radius, demographic statistics show flat population in recent years but growth in households and families, which can add depth to the renter pool and support occupancy stability. Forward‑looking projections within 3 miles indicate population and household expansion through 2028, a favorable setup for maintaining leasing velocity.
Home values sit around the national midpoint, and rent‑to‑income ratios are moderate for the area. For investors, this combination typically supports retention and pricing power without pushing undue affordability pressure. This is consistent with the area’s above‑median housing and amenity standing in WDSuite’s commercial real estate analysis.
The property’s 1980 vintage is older than the neighborhood’s average stock from around 1990. That age gap can translate to value‑add potential through unit and systems modernization, as well as common‑area updates, to sustain competitiveness against newer product.
Safety indicators are mixed. The neighborhood ranks 148 out of 228 metro neighborhoods on crime, placing it below the metro median. Nationally, safety percentiles land around the lower third to middle range, indicating the area is less safe than many U.S. neighborhoods but not an outlier. Recent year data show an uptick in both property and violent offenses; investors may want to account for prudent security measures and active property management to support resident retention.
Regional employment access is driven by a mix of industrial and service employers within commuting range, which can support renter demand and lease retention for workforce housing.
- Waste Management — environmental services (25.0 miles)
The investment case centers on steady neighborhood occupancy, a sizable renter base, and moderate rent‑to‑income dynamics that support retention. According to CRE market data from WDSuite, the neighborhood is a top‑quartile performer within the Dayton–Kettering metro with mid‑90% occupancy levels, indicating stable leasing fundamentals. With 1980 construction, the asset offers a clear value‑add path via modernization to compete against slightly newer neighborhood stock.
Within a 3‑mile radius, households and families have been increasing and are projected to expand further by 2028, suggesting a larger tenant base and sustained demand for rental housing. Home values near national medians and balanced ownership costs reinforce ongoing reliance on multifamily, while area amenities perform around or above national benchmarks, supporting day‑to‑day livability.
- Top‑quartile neighborhood standing in the Dayton–Kettering metro supports leasing stability
- Mid‑90% neighborhood occupancy and meaningful renter concentration underpin demand
- 1980 vintage creates value‑add and systems‑upgrade opportunities versus newer stock
- 3‑mile household and family growth outlook expands the tenant base through 2028
- Risk: safety metrics sit below metro median with recent upticks—plan for security and active management