| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 33rd | Poor |
| Demographics | 56th | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 108 E High St, Pleasant Hill, OH, 45359, US |
| Region / Metro | Pleasant Hill |
| Year of Construction | 1974 |
| Units | 29 |
| Transaction Date | --- |
| Transaction Price | $120,000 |
| Buyer | KIMMEL RYAN E |
| Seller | COATE DONALD O |
108 E High St Pleasant Hill Multifamily Investment
Neighborhood occupancy and renter concentration indicate a stable but modest tenant base for a small-scale property, according to WDSuite’s CRE market data. Expect demand to be driven by local households and nearby employment nodes rather than walkable amenities.
Pleasant Hill sits in a rural part of the Dayton-Kettering metro with limited retail and services nearby. While local amenities are sparse, the neighborhood’s average school ratings are strong — top quartile among 228 metro neighborhoods and in the 94th percentile nationally — which can support longer-term community stability and resident retention.
Neighborhood occupancy is near the metro average, and the share of renter-occupied housing units is roughly one-quarter — a level that suggests a modest but durable renter pool for workforce-oriented multifamily. Rents in the area remain comparatively low relative to incomes, and the rent-to-income ratio is in the high national percentile, which can help mitigate affordability pressure and support lease stability.
Within a 3-mile radius, recent population growth has been positive, with households projected to increase further by 2028. The data also show a rising average household size and an expected increase in the renter share locally, pointing to a gradual expansion of the tenant base that can support occupancy and leasing consistency for small assets.
Ownership costs are comparatively manageable versus many U.S. markets, which can create some competition with for-sale housing. However, elevated median incomes in the area and comparatively low contract rents provide room for disciplined revenue management while maintaining competitive positioning against single-family alternatives.
The property’s 1974 construction is newer than the neighborhood’s older housing stock on average, providing relative competitiveness versus pre-war inventory. Investors should still plan for ongoing system updates and potential value-add improvements to align finishes and energy performance with current renter expectations.
Comparable neighborhood crime metrics are not available in WDSuite’s dataset for this location. Investors typically benchmark safety perceptions using county and metro references and by observing trend direction rather than block-level claims. Rural settings and strong local school ratings can correlate with neighborhood stability, but on-site due diligence remains essential.
This 29-unit, 1974-vintage asset offers exposure to a rural Dayton-Kettering submarket where renter demand is steady and pricing remains accessible. Neighborhood rents sit low relative to incomes, supporting retention and measured rent growth without overextending affordability. According to CRE market data from WDSuite, occupancy is around the metro average and the renter-occupied share is near one-quarter, indicating demand is present but not overheated.
Within a 3-mile radius, population has grown recently and households are projected to expand further, with indications of a rising renter share — factors that support a gradually enlarging tenant base. The property’s vintage is newer than much of the surrounding housing stock, offering competitive positioning versus older inventory, though capital planning for building systems and selective renovations should be expected. The area’s limited amenity density and comparatively accessible for-sale housing are the key competitive considerations to underwrite.
- Stable neighborhood demand with occupancy near metro norms and a renter base around one-quarter of local units
- Low rent-to-income dynamics support retention and disciplined rent strategies
- 1974 vintage is newer than nearby stock, with value-add and modernization opportunities
- 3-mile radius shows population growth and a projected increase in renter share, supporting a larger tenant base over time
- Risks: thin amenity base and competitive pressure from accessible ownership options; plan for ongoing capital to maintain leasing competitiveness