| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 36th | Fair |
| Demographics | 47th | Fair |
| Amenities | 29th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 90 Maryville Ln, Piqua, OH, 45356, US |
| Region / Metro | Piqua |
| Year of Construction | 1974 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | $1,035,000 |
| Buyer | TERRACE CREEK APARTMENTS LLC |
| Seller | CEDAR RIDGE LP |
90 Maryville Ln Piqua Multifamily Investment, 72 Units
Neighborhood occupancy trends sit near national medians while renter concentration supports a steady tenant base, according to WDSuite’s CRE market data.
Situated in Piqua within the Dayton–Kettering metro, the neighborhood carries a C+ rating and reads as a rural, car-oriented location. Restaurants and basic grocery options rank above the metro median (112nd and 94th out of 228 neighborhoods, respectively), while cafes, parks, and pharmacies are sparse. This mix suggests day-to-day essentials are accessible but discretionary amenities are limited, which can influence leasing appeal and marketing strategy.
Neighborhood occupancy is around the national median, and the share of renter-occupied housing is about one-third of units (34%), indicating a defined but not dominant renter base that can support multifamily demand without overreliance on transient leasing. Median contract rents in the area sit below national averages, and the rent-to-income ratio is low, which points to manageable affordability pressure and potential for stable retention, though it may temper near-term pricing power.
The average construction year in the neighborhood is 1968, and this property was built in 1974. The 1970s vintage positions the asset as slightly newer than nearby stock yet still older relative to more modern supply—implying routine capital planning and potential value-add renovations to remain competitive against newer product.
Demographic statistics within a 3-mile radius show recent population levels roughly flat with a modest increase in households, and projections indicate a meaningful increase in households ahead alongside smaller average household sizes. This combination typically expands the renter pool and supports occupancy stability for appropriately positioned units and finishes. Median home values are lower relative to national norms, which can introduce competition from ownership; however, more accessible ownership costs also tend to support lease retention among residents who prioritize flexibility or face down payment constraints.
Safety indicators are mixed. The neighborhood’s crime rank sits near the metro midpoint (109th of 228), and national percentiles indicate safety levels modestly below the national median overall. Recent trends show an improvement in violent offense rates year over year, while property offense estimates have risen, warranting standard loss-prevention measures and resident communication focused on deterrence.
For investors, the takeaway is operational: plan for typical security and lighting upgrades and monitor local trendlines rather than assuming either outsized risk or outsized safety advantages at the block level.
Regional employment access is anchored by industrial services within driving reach, supporting workforce renter demand drawn to commute convenience.
- Waste Management — environmental services (27.2 miles)
Built in 1974 with 72 units, the asset slots into a renter market where occupancy trends are near national medians and renter concentration provides a durable—though not saturated—tenant base. Rents in the surrounding neighborhood are relatively modest and rent-to-income levels are favorable for retention, suggesting income stability with measured upside. Based on CRE market data from WDSuite, the submarket’s amenity mix leans practical rather than lifestyle-driven, reinforcing a workforce housing positioning and value-oriented renovations to compete with newer stock.
Forward-looking demographics within a 3-mile radius point to a larger household count and smaller household sizes over time, which typically supports renter pool expansion and leasing velocity for well-finished, right-sized units. Counterbalancing factors include accessible ownership costs that can compete with rentals and mixed safety indicators, implying the need for disciplined capital planning, pragmatic amenity upgrades, and active asset management.
- Established tenant base with renter share near one-third supports demand stability
- 1970s vintage offers value-add potential via interiors, systems, and curb appeal
- Favorable rent-to-income dynamics support retention and steady collections
- Projected household growth within 3 miles expands the prospective renter pool
- Risks: ownership competition, mixed safety trends, and modest amenity depth