| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Fair |
| Demographics | 45th | Fair |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1003 Wilmington Ave, Dayton, OH, 45420, US |
| Region / Metro | Dayton |
| Year of Construction | 1986 |
| Units | 30 |
| Transaction Date | 2013-08-07 |
| Transaction Price | $2,050,000 |
| Buyer | RP&WH PARTNERS LLC |
| Seller | ROSCOMMON REALTY CO |
1003 Wilmington Ave Dayton Multifamily Investment
Neighborhood indicators point to stable renter demand and solid occupancy at the area level, according to WDSuite’s CRE market data. For investors, the focus here is consistent tenant depth rather than luxury pricing, with performance driven by inner-suburban location fundamentals.
This inner-suburban pocket of Dayton-Kettering ranks 47 out of 228 metro neighborhoods (A- rating), signaling competitive positioning for multifamily investors. Neighborhood occupancy is strong and improving, with the area ranking 86 of 228 (top quartile nationally by percentile), which supports income stability through cycles at the neighborhood level rather than at the asset level.
Amenity access is a clear strength: restaurants (rank 10 of 228) and groceries (rank 14 of 228) place the area in the top quartile among Dayton-Kettering neighborhoods, and national percentiles in the 84–90 range reinforce day-to-day convenience for residents. Cafés and pharmacies also score well by metro rank, which helps with leasing appeal even without large destination retail. The tradeoff is green space, with parks effectively absent locally, which may limit outdoor amenity value on-site and in immediate surroundings.
With 56.2% of housing units renter-occupied (rank 21 of 228; high nationally by percentile), the neighborhood exhibits a deep tenant base that typically supports leasing velocity and renewal capture. Median contract rents track on the lower side for the region, helping sustain retention by keeping rent-to-income pressures modest; this dynamic can underpin stable occupancy but may cap near-term pricing power.
Within a 3-mile radius, population and household counts have grown modestly and are projected to expand further, while average household size is expected to edge down. This combination generally points to a larger tenant base and more one- to two-person households entering the rental market, which supports steady demand for efficiently sized units.
The property’s 1986 construction is newer than the neighborhood’s average vintage (1958). That relative age can be a competitive advantage versus older stock, though investors should still plan for system updates and selective modernization to meet current renter expectations.
Safety outcomes are mixed relative to broader benchmarks. The neighborhood’s overall crime positioning sits around the middle of Dayton-Kettering, with national percentiles indicating safety levels slightly below the U.S. median. However, recent trends are constructive: both property and violent offense rates show year-over-year declines, with improvement metrics that are better than many neighborhoods nationwide.
For underwriting, this suggests prudent reserves and active property management are warranted, while the recent downward trend offers a modest tailwind if it continues. Comparisons should be made against peer neighborhoods across the Dayton-Kettering metro to calibrate expectations on marketing, staffing, and security line items.
Regional corporate offices within commuting range help anchor employment and support renter demand. The list below highlights nearby employers that align with the area’s workforce housing profile.
- Waste Management — corporate offices (21.9 miles)
- Anthem Inc Mason Campus II — corporate offices (29.9 miles)
- AK Steel Holding — corporate offices (31.2 miles) — HQ
- Humana Pharmacy Solutions — corporate offices (32.5 miles)
- Duke Energy — corporate offices (33.9 miles)
1003 Wilmington Ave offers exposure to a renter-heavy neighborhood with competitive occupancy and everyday convenience, supported by top-quartile food and grocery access among 228 Dayton-Kettering neighborhoods. Based on CRE market data from WDSuite, the area’s strong neighborhood occupancy and renter concentration underpin demand resilience, while modest rent levels help sustain retention even through softer cycles.
Built in 1986, the asset is newer than much of the local housing stock, providing a relative edge versus older comparables; selective upgrades can further differentiate the property. Within a 3-mile radius, gradual population growth and a projected increase in households point to a larger tenant base over time, with smaller household sizes favoring efficient unit mixes—supportive of occupancy stability for a 30-unit community.
- Competitive neighborhood standing and strong amenity access support leasing appeal
- Renter-occupied housing share is high, reinforcing depth of tenant demand
- Newer 1986 vintage versus area average enables value-add via targeted modernization
- 3-mile outlook shows more households and smaller household sizes, supporting occupancy stability
- Risks: below-national-median safety and limited parks; lower ownership costs nearby may compete with renting