| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Fair |
| Demographics | 19th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1435 W 3rd St, Dayton, OH, 45402, US |
| Region / Metro | Dayton |
| Year of Construction | 1989 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1435 W 3rd St, Dayton OH Multifamily Investment
Positioned in an Inner Suburb pocket with steady renter demand and improving neighborhood trends, this asset offers a pragmatic value-add path, according to CRE market data from WDSuite. The area’s renter concentration and relative rent-to-income balance support leasing durability if operations and positioning are executed well.
The property sits in a Dayton-Kettering Inner Suburb neighborhood rated B- and ranked 124 out of 228 metro neighborhoods, placing it around the metro middle. Renter-occupied housing accounts for roughly half of units in the neighborhood (51.4%), indicating a meaningful tenant base for multifamily demand. Overall occupancy in the neighborhood has trended up over the past five years, though it remains below typical stabilized levels, suggesting lease-up and retention will depend on effective management and competitive positioning.
Amenity access is a relative strength: pharmacies and childcare density rank in the top quartile nationally, parks are also top quartile, and grocery options are competitive for the metro. Cafe density is thinner, and restaurants are mid-pack, but daily-needs convenience is solid for workforce housing. These factors can aid resident retention even when pricing power is limited.
Home values in the neighborhood are modest in absolute terms but high relative to local incomes (high national percentile for value-to-income), which often sustains reliance on rental housing. With a neighborhood rent-to-income ratio near the low 20s, rents appear comparatively manageable for many households, supporting lease stability while still requiring attention to affordability pressure in renewal strategies.
The average neighborhood building vintage is older (1925), while this property was built in 1989. That newer vintage can provide a competitive edge versus much of the local stock; even so, systems from the late 1980s may warrant targeted modernization to elevate operations and capture value-add upside.
Safety indicators for the neighborhood sit near the metro midpoint, with overall crime levels tracking below the national median for safety (national percentile in the low 40s). Importantly, year-over-year trends show improvement: estimated violent offenses declined materially, and property offenses also moved lower. These figures describe the broader neighborhood rather than this specific property, and conditions can vary by block and over time.
Within the Dayton-Kettering metro (228 neighborhoods total), the area’s crime ranking indicates mid-range positioning rather than an extreme outlier. For underwriting, investors may consider security measures, lighting, and visibility as operational levers that can reinforce resident confidence while monitoring ongoing trend data.
Regional employment nodes within commuting range help support renter demand, particularly for workforce households with access to regional highways. Key employers in range include Waste Management, Anthem, AK Steel, Humana, and Duke Energy.
- Waste Management — environmental services (23.6 miles)
- Anthem Inc Mason Campus II — health insurance (31.1 miles)
- AK Steel Holding — steel manufacturing (31.5 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (32.9 miles)
- Duke Energy — utilities (33.6 miles)
Built in 1989 with 30 units, the property is newer than much of the surrounding housing stock and can compete effectively with targeted updates. Based on CRE market data from WDSuite, the neighborhood’s renter concentration, improving safety trendlines, and daily-needs amenities support a stable tenant base, while relative rent-to-income levels suggest room for sustained occupancy if affordability is managed.
Within a 3-mile radius, population has been edging up and is projected to expand through 2028, with an associated increase in households—factors that generally widen the renter pool and help leasing stability. While neighborhood occupancy remains below typical stabilized norms, five-year improvement, coupled with an ownership market that is high relative to local incomes, points to continued reliance on rental housing. Execution focus should be on value-add renovations, resident experience, and disciplined pricing.
- 1989 vintage offers competitive positioning versus older neighborhood stock, with targeted modernization potential
- Renter-occupied share supports depth of tenant base and ongoing multifamily demand
- Top-quartile access to daily-needs amenities (pharmacies, childcare, parks) aids retention
- 3-mile projections indicate population and household growth, expanding the renter pool
- Risks: neighborhood occupancy below typical stabilized levels and lower school performance require prudent underwriting and active management