| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Fair |
| Demographics | 67th | Good |
| Amenities | 14th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 580 Staunton Commons Dr, Troy, OH, 45373, US |
| Region / Metro | Troy |
| Year of Construction | 1994 |
| Units | 44 |
| Transaction Date | 2016-08-23 |
| Transaction Price | $1,350,000 |
| Buyer | DAYTON RESIDENTIAL PROPERTIES LLC |
| Seller | LETO HOLDINGS LLC |
580 Staunton Commons Dr, Troy OH — 44-Unit Multifamily
Stabilized suburban positioning with balanced renter demand and manageable capital needs, according to WDSuite’s CRE market data. Neighborhood-level occupancy and rent-to-income dynamics suggest steady leasing with disciplined pricing power.
Located in Troy within the Dayton–Kettering metro, the property sits in a B--rated neighborhood that places near the metro middle (rank 130 of 228). Amenity density is limited (amenities rank 164 of 228), implying residents rely on nearby retail nodes rather than immediate walkable options — a typical pattern for suburban/rural edges in the region.
Neighborhood occupancy is stable around the metro average (rank 128 of 228), a constructive backdrop for collections and lease continuity. Median neighborhood rents sit below national medians (national percentile ~30), which can support lease-up and retention while still allowing measured rent growth as units are improved.
Within a 3-mile radius, demographics indicate a broad renter base across working-age cohorts and families, with household sizes near national norms. Recent population trends have been modest, and projections point to additional household growth by 2028, supported by slightly smaller household sizes — expanding the renter pool and helping sustain occupancy.
Home values in the neighborhood track near national medians (national percentile ~47). In practice, this high-cost ownership market relative to local rents, along with a favorable rent-to-income profile (national percentile ~84), tends to reinforce rental demand and support resident retention — a helpful dynamic for cash flow consistency.
Schools in the neighborhood average about mid-to-above metro standing (school rating national percentile ~61), which can aid family renter retention, though it is one of several factors investors should weigh alongside amenity access and commute options.
Vintage context: the asset was built in 1994, newer than the neighborhood’s older housing stock (average vintage 1967; rank 116 of 228). That positioning can enhance competitiveness versus older comparables while still calling for periodic system upgrades and selective modernization to meet current renter expectations.
Neighborhood safety trends are generally steady to improving by national comparison. Overall crime levels sit modestly better than the national midpoint (national percentile ~58), while property incidents align near the national middle (national percentile ~50). Importantly, recent data show a notable decline in violent incidents year over year (improvement ranked strong at the national level, ~80th percentile), indicating a positive directional trend.
Within the Dayton–Kettering metro context, the neighborhood’s crime profile is competitive rather than outlier-low or outlier-high. Investors should underwrite to local policing and property management practices, using WDSuite’s time-series indicators to validate continued stability.
Regional employers accessible by highway commuting help support workforce renter demand and lease stability, including Waste Management and a Staples Fulfillment Center noted below.
- Waste Management — environmental services (20.5 miles)
- Staples Fulfillment Center — distribution & logistics (43.1 miles)
This 44-unit asset, built in 1994, offers relative competitiveness versus older neighborhood stock while leaving room for targeted modernization to lift rents and retention. Neighborhood occupancy runs near the metro average, and rents sit below national medians, providing a pragmatic base for value-add execution without relying on aggressive rent assumptions. According to CRE market data from WDSuite, rent-to-income levels in the area are favorable, which can support steady collections and reduce lease churn risk.
Within a 3-mile radius, modest recent population gains and projected household growth by 2028 point to a gradually expanding tenant base. Limited immediate amenity density underscores the importance of on-site services and unit finishes, but homeownership costs relative to local rents continue to sustain multifamily demand, supporting occupancy stability.
- 1994 vintage offers competitive positioning versus older area stock with clear modernization upside
- Neighborhood occupancy near metro average supports stable cash flow expectations
- Favorable rent-to-income profile aids retention and measured rent growth
- 3-mile household growth projections indicate a slowly expanding renter pool
- Risk: limited amenity density and commuter orientation require emphasis on on-site experience and access