| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 30th | Poor |
| Demographics | 18th | Poor |
| Amenities | 33rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1316 McArthur Ave, Dayton, OH, 45417, US |
| Region / Metro | Dayton |
| Year of Construction | 1986 |
| Units | 25 |
| Transaction Date | 2016-02-11 |
| Transaction Price | $1,950,000 |
| Buyer | AHA MCLIN HOUSING LLC |
| Seller | FIRST 202 HOUSING CORP |
1316 McArthur Ave Dayton Multifamily Value-Add Opportunity
The surrounding neighborhood shows a high share of renter-occupied units, supporting a workable tenant base for small multifamily, according to WDSuite s CRE market data. 1986 construction provides a relative age advantage versus older local stock, with scope to modernize for rent and retention lift.
Located in Dayton s inner suburb context, the neighborhood rates below the metro median overall (ranked 210 out of 228 metro neighborhoods), but it maintains practical fundamentals for workforce rentals. Median contract rents trend on the lower end locally, which can aid lease-up and limit turnover risk, while also signaling that pricing power must be earned via property quality and service. Neighborhood occupancy is improving modestly, though not yet at stronger metro benchmarks.
Livability signals are mixed. Childcare access is competitive among Dayton-Kettering neighborhoods and park access sits around the top quartile nationally, while cafes and restaurants are sparse. Average school ratings in the neighborhood track well below regional norms, which can influence unit mix performance for family renters. Grocery access is mid-pack locally, supporting day-to-day convenience without being a destination amenity cluster.
Tenure patterns indicate a high renter concentration (share of housing units that are renter-occupied), reinforcing depth for multifamily demand. With the property built in 1986 versus a neighborhood average vintage near mid-20th century, the asset is relatively newer than much of the nearby stock a positioning advantage versus older comparables, while still warranting capital planning for systems and interior updates to meet renter expectations.
Demographics aggregated within a 3-mile radius show recent population and household softness but a forward projection toward growth by 2028, alongside a rising share of renter households and higher median incomes. That shift points to a larger tenant base and potentially firmer rent ceilings over time. In a market where home values are comparatively low, ownership is more accessible, which can create competition with entry-level buying; investors should manage renewals and finishes to preserve lease stability rather than rely solely on outsized rent lifts.
Safety indicators for the neighborhood are below metro averages, with national percentiles signaling higher crime incidence than many U.S. neighborhoods. However, recent year-over-year readings show incremental declines in both violent and property offenses, suggesting conditions have been easing modestly rather than worsening.
Within the Dayton-Kettering metro (228 neighborhoods total), the area ranks in the lower tier for safety, so prudent operating practices lighting, access control, and community standards remain important to support resident retention and NOI stability. Always evaluate block-level dynamics as part of due diligence; neighborhood ranks are metro-wide comparisons and do not represent property-specific conditions.
Regional employers within commuting range help support workforce housing demand and lease retention. Notable corporate offices include Waste Management, Anthem, AK Steel, Humana, and Duke Energy.
- Waste Management corporate offices (25.3 miles)
- Anthem Inc Mason Campus II corporate offices (29.5 miles)
- AK Steel Holding corporate offices (29.8 miles) HQ
- Humana Pharmacy Solutions corporate offices (31.2 miles)
- Duke Energy corporate offices (31.8 miles)
This 25-unit asset built in 1986 is relatively newer than much of its surrounding housing stock, offering a practical platform for value-add upgrades to compete against older comparables. High renter concentration in the neighborhood supports a deeper tenant base, while lower prevailing rents suggest lease-up flexibility and potential to monetize renovations through targeted finish and systems updates. Based on commercial real estate analysis from WDSuite, the broader area has seen modest improvement in occupancy and safety trends, though both still trail stronger metro submarkets.
Demographics within a 3-mile radius point to near-term softness but a forward-looking expansion in households, incomes, and the renter share by 2028 a setup that can support occupancy stability and measured rent growth as improvements are executed. Investors should balance renovation scope with price-sensitive demand and monitor local homeownership competitiveness to sustain retention and reduce turnover costs.
- 1986 vintage offers value-add and modernization potential versus older neighborhood stock
- High renter-occupied share supports depth of tenant demand and leasing velocity
- 3-mile outlook shows growth in households, incomes, and renter share by 2028
- Lower local rent levels enable renovations to drive differentiated value rather than push-only pricing
- Risks: below-metro safety ranks, limited amenity density, and competitive pressure from accessible ownership