| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 30th | Poor |
| Demographics | 40th | Fair |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 500 S Roosevelt Ave, Piqua, OH, 45356, US |
| Region / Metro | Piqua |
| Year of Construction | 1980 |
| Units | 30 |
| Transaction Date | 1980-04-01 |
| Transaction Price | $65,000 |
| Buyer | PIQUA MANOR LTD |
| Seller | --- |
500 S Roosevelt Ave Piqua Multifamily Investment
Neighborhood occupancy is near 96%, supporting stable leasing dynamics according to WDSuite’s CRE market data, while a renter-occupied share around one-third suggests a dependable tenant base in the area.
This Inner Suburb pocket of Piqua offers pragmatic fundamentals for workforce housing. Neighborhood occupancy trends are competitive among Dayton-Kettering neighborhoods (ranked 82 of 228), indicating steady renter demand rather than a lease-up story. Grocery access is comparatively strong for the metro, though cafes, restaurants, parks, and pharmacies are limited nearby—leasing strategies should lean on value and convenience over lifestyle amenities.
The property s 1980 vintage is newer than much of the surrounding housing stock (neighborhood average build year skews early 20th century). Investors should plan for aging-system maintenance typical of late-20th-century assets, but the relative vintage can support competitiveness versus older comparables and allow targeted value-add to kitchens, baths, and common areas as warranted.
Within a 3-mile radius, households have increased modestly in recent years even as population was roughly flat, pointing to smaller household sizes and a broadening renter pool. Looking ahead, forecasts indicate increases in both population and households through 2028, which would expand the local tenant base and support occupancy stability.
Home values in the neighborhood are lower than many U.S. markets, which can introduce some competition from ownership. However, rents benchmark on the lower side locally and the rent-to-income profile suggests manageable affordability pressure, aiding retention and reducing turnover risk. Based on commercial real estate analysis from WDSuite, these dynamics position the asset for consistent cash flow over headline rent growth.
Safety indicators are mixed and should be underwritten with conservative assumptions. The neighborhood places in the lower half among 228 Dayton-Kettering neighborhoods on overall crime, suggesting investors should evaluate property-level controls (lighting, access, cameras) and operating practices.
Compared with neighborhoods nationwide, violent offense levels track slightly better than the national median (55th percentile), while property offenses sit below the national median (38th percentile). Recent year-over-year readings show modest upticks, so monitoring trend direction and coordinating with local management on prevention measures remains prudent.
Regional employment access is anchored by industrial and business services reachable by car, supporting a commuter tenant base rather than walk-to-work convenience. The employer below reflects broader labor-shed connectivity that can aid leasing stability.
- Waste Management corporate offices (26.2 miles)
Built in 1980, this 30-unit asset is relatively newer than surrounding housing stock, which helps competitive positioning against older comparables while still warranting targeted capital planning for systems and finishes. Neighborhood occupancy performance is competitive within the Dayton-Kettering metro, and rents trend on the accessible side, supporting retention and steady collections rather than outsized rent growth. According to CRE market data from WDSuite, the area s renter concentration and steady occupancy suggest durable demand for well-managed units.
Within a 3-mile radius, households have grown despite flat population, and forecasts call for additional population and household gains by 2028 a setup that can expand the tenant base and support stable occupancy. Amenity access skews toward essentials (notably grocery) rather than lifestyle offerings, so a value-forward, convenience-first positioning should resonate.
- Competitive neighborhood occupancy supports stable collections
- 1980 vintage offers relative edge versus older local stock with targeted value-add potential
- 3-mile household growth and projected gains expand the renter pool
- Essential-amenity access (grocery) supports day-to-day livability
- Risks: mixed safety signals, limited lifestyle amenities, and competition from low-cost ownership