| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Fair |
| Demographics | 53rd | Good |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1308 Camp Hill Way, Dayton, OH, 45449, US |
| Region / Metro | Dayton |
| Year of Construction | 1972 |
| Units | 25 |
| Transaction Date | 2004-06-30 |
| Transaction Price | $3,025,000 |
| Buyer | CAMPHILL WAY LLC |
| Seller | CARROLLTON POINTE LLC |
1308 Camp Hill Way Dayton Multifamily Investment
Neighborhood fundamentals indicate stable renter demand supported by nearby retail services and moderate occupancy, according to WDSuite’s CRE market data. The submarket’s accessible rents offer room for operational execution without relying on outsized rent growth.
Dayton-Kettering’s suburban pocket around 1308 Camp Hill Way rates a B and is competitive among 228 metro neighborhoods (ranked 90 of 228), per WDSuite. Restaurant density ranks in the top quartile metro-wide (29 of 228), and pharmacies are also top quartile (32 of 228), while grocery access sits above the metro median (56 of 228). Cafés, parks, and childcare options are limited within the immediate neighborhood by rank, so resident convenience leans more on mainstream retail and services corridors.
The property’s 1972 vintage is slightly older than the neighborhood’s average construction year (1974). That age profile suggests planning for targeted capital improvements and value-add updates to enhance competitiveness versus newer stock, particularly in unit finishes, building systems, and curb appeal.
Renter-occupied housing comprises approximately 29% of neighborhood units, indicating a modest but durable tenant base, while the 3-mile area shows a higher renter concentration of about 39.2%. With a neighborhood rent-to-income ratio near 0.15 and contract rents below broader metro medians, investors can frame pricing around retention and steady absorption rather than outsized escalation.
Within a 3-mile radius, population has grown and is projected to expand further by 2028, with households also increasing. This points to a larger tenant base over the medium term, supporting occupancy stability. Average school ratings sit near national mid-range levels, which can help positioning for workforce renters seeking pragmatic access to services rather than top-tier school districts.
Safety indicators are mixed. At the metro level, the neighborhood’s crime rank sits below the metro median (176 of 228), signaling comparatively higher incident levels than many Dayton-Kettering peers. Nationally, the neighborhood aligns closer to the lower half for safety (overall crime around the 26th percentile), with violent offenses also below the national median.
Property offense measures trend near the national midpoint (about the 47th percentile), while recent year-over-year changes in violent offense rates have been volatile. Investors should underwrite with prudent security, lighting, and resident-engagement plans, benchmarking against comparable Dayton-Kettering assets rather than block-level assumptions.
Major employers within commuting range support workforce housing demand and retention, including healthcare, industrial, and utilities offices noted below.
- Anthem Inc Mason Campus II — healthcare administration (24.6 miles)
- AK Steel Holding — steel manufacturing offices (25.3 miles) — HQ
- Humana Pharmacy Solutions — pharmacy benefit services (26.6 miles)
- Duke Energy — utilities (27.8 miles)
- Waste Management — environmental services (28.0 miles)
This 25-unit, 1972-vintage asset offers a value-add angle in a suburban Dayton-Kettering neighborhood that is competitive within the metro by rank. Local amenity patterns favor everyday services—restaurants and pharmacies score above metro peers—while accessible neighborhood rents and a moderate rent-to-income ratio support retention-focused operations. Within a 3-mile radius, population and households are expanding, pointing to a broader tenant base and reinforcing occupancy stability over the medium term.
According to CRE market data from WDSuite, renter concentration is meaningful at both the neighborhood level and within the surrounding 3-mile area, which should support consistent leasing for smaller units. Given the property’s slightly older vintage relative to neighborhood norms, thoughtful renovations and system updates can enhance positioning against newer comparables without overreliance on aggressive rent trade-outs.
- Value-add potential from 1972 vintage via targeted interior and system upgrades
- Growing 3-mile population and household counts expand the tenant pool, aiding occupancy
- Everyday services nearby (restaurants, pharmacies, groceries) support renter convenience
- Accessible rent levels and moderate rent-to-income ratios favor retention-driven cash flow
- Risk: Safety metrics trail metro medians; underwriting should include security and operating contingencies