| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 29th | Poor |
| Demographics | 38th | Poor |
| Amenities | 21st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 68 Bevonne Ct, West Milton, OH, 45383, US |
| Region / Metro | West Milton |
| Year of Construction | 1980 |
| Units | 20 |
| Transaction Date | 1979-09-01 |
| Transaction Price | $111,400 |
| Buyer | MORAINE VILLAGE LTD |
| Seller | --- |
68 Bevonne Ct, West Milton OH Multifamily Opportunity
Neighborhood fundamentals indicate steady renter demand and manageable turnover risk, according to WDSuite s CRE market data, with positioning suited for workforce tenants in Miami County.
West Milton sits within the Dayton-Kettering metro and presents a rural setting with limited destination amenities, yet daily needs are serviceable: grocery access is competitive among Dayton-Kettering neighborhoods (rank 81 of 228), while cafes, parks, and pharmacies rank near the bottom of the metro. School quality is competitive among Dayton-Kettering neighborhoods (rank 58 of 228), suggesting solid education access relative to nearby areas.
At the neighborhood level, occupancy trends have been softer than the metro median (rank 174 of 228) with neighborhood occupancy around the high-80s, but renter affordability looks favorable. The neighborhood s rent-to-income ratio is modest, supporting retention and pricing flexibility for well-managed assets. For investors conducting multifamily property research, these dynamics imply that operational execution (marketing, renewals, and unit turns) will matter more than outsized rent pushes.
Tenure patterns indicate a lower renter concentration locally (neighborhood renter-occupied share near the low-20s), pointing to a smaller but stable tenant base. Within a 3-mile radius, households expanded in recent years and are projected to grow further by mid-decade, which supports leasing demand even as ownership remains prevalent. Rental pricing looks accessible relative to area incomes, helping sustain occupancy stability when paired with disciplined expense control.
Vintage matters: built in 1980, the property is newer than the neighborhood s average construction year (1958). That positioning can enhance competitiveness versus older stock, though investors should still plan for modernization and potential system updates common to early-1980s assets.
Safety indicators show mixed signals. The neighborhood s overall crime rank (120 of 228 within the Dayton-Kettering metro) sits around the metro middle, while its national standing is below the median (38th percentile). However, estimated violent and property offense rates are above the national median for safety (roughly low-70s percentiles), suggesting comparatively favorable levels versus many U.S. neighborhoods.
Recent one-year trend estimates indicate elevated increases in both violent and property offenses, so prudent investors may underwrite with conservative assumptions and monitor local enforcement and community initiatives over the next lease cycles. Use submarket and portfolio benchmarks to contextualize security measures and operating costs rather than relying on block-level interpretations.
Regional employers within commuting range support a diversified workforce tenant base, with exposure to waste services, steel, energy, and healthcare-related corporate functions. These anchors can aid leasing stability through steady employment ties.
- Waste Management waste & environmental services (26.0 miles)
- AK Steel Holding steel manufacturing corporate offices (43.1 miles) HQ
- Duke Energy energy services (43.7 miles)
- Anthem Inc Mason Campus II healthcare insurance corporate campus (44.1 miles)
- Humana Pharmacy Solutions healthcare & pharmacy services (44.5 miles)
This 20-unit, 1980-vintage asset in West Milton benefits from a renter pool characterized by modest rent-to-income levels and a stable, workforce-oriented profile. According to CRE market data from WDSuite, neighborhood occupancy sits below the metro median but pairs with relatively accessible rents and competitive school access, suggesting that disciplined operations and selective upgrades can translate into durable cash flow. The property s vintage is newer than the area s average, which can be an advantage against older stock while still warranting targeted modernization to optimize rent positioning.
Within a 3-mile radius, households have grown and are projected to expand further this cycle, supporting a larger tenant base and lease-up resilience even as ownership remains prevalent. Investors should balance the upside from affordability and household growth against the risks of a thinner renter concentration and mixed safety trends, calibrating rent targets and renewal strategies to sustain occupancy.
- Workforce-oriented tenant base with modest rent-to-income levels supporting retention
- 1980 vintage offers relative competitiveness vs. older neighborhood stock with value-add upgrade potential
- Household growth within 3 miles underpins demand and occupancy stability
- Risk: below-metro-median neighborhood occupancy and mixed safety trends warrant conservative underwriting