| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 29th | Poor |
| Demographics | 16th | Poor |
| Amenities | 30th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1453 Liscum Dr, Dayton, OH, 45417, US |
| Region / Metro | Dayton |
| Year of Construction | 1986 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1453 Liscum Dr, Dayton OH Multifamily Investment Potential
Built in 1986 and newer than much of the local stock, the asset benefits from neighborhood occupancy in the mid-80s, according to WDSuite’s CRE market data, suggesting pragmatic cash-flow with renovation-driven upside.
The property sits in an Inner Suburb of the Dayton–Kettering metro with everyday conveniences nearby. Neighborhood amenities rank above the metro median (102 of 228), though they track below national averages overall (30th percentile). Grocery access scores comparatively well (around the 60th percentile nationally), while cafes, parks, and pharmacies are limited, which may influence resident convenience and on-site amenity strategy. Average school ratings in the immediate neighborhood are below national norms; investors often offset weaker school options by focusing on value-oriented positioning and resident services.
The building’s 1986 vintage is newer than the neighborhood’s average construction year of 1956, offering relative competitiveness versus older stock. That positioning can support leasing with modest modernization, while capital plans should still account for aging systems and common-area upgrades typical for 1980s construction.
Neighborhood occupancy is below the metro median but has improved over the past five years, and renter concentration is meaningful: about 37.6% of housing units are renter-occupied, which indicates a viable tenant base for multifamily. Median neighborhood rents sit near the national mid-range, supporting resident retention when paired with disciplined lease management.
Demographic indicators aggregated within a 3-mile radius point to a mixed but constructive outlook: recent population and household declines give way to a forecasted expansion in both households and incomes by 2028, alongside a smaller average household size. This trajectory implies a larger tenant base and more renters entering the market over time, which can support occupancy stability and measured rent growth for well-maintained, value-forward properties (based on CRE market data from WDSuite).
Safety trends are mixed. Within the Dayton–Kettering metro, the neighborhood’s crime rank (61 of 228, where lower ranks indicate higher crime) suggests crime levels are elevated relative to many metro peers. Nationally, overall crime aligns around the middle of the pack (near the 51st percentile), with violent incidents comparatively weaker (around the 26th percentile) and property offenses closer to average (about the 49th percentile).
Notably, both violent and property offense rates have declined by roughly 18% year over year, indicating recent improvement momentum according to WDSuite’s CRE market data. Investors typically underwrite with enhanced security measures and resident engagement, while recognizing the direction of change when assessing retention and operating costs.
Within commuting reach, large corporate employers help underpin renter demand through steady payrolls and diverse roles. The following nearby employers provide regional employment depth relevant to workforce housing and retention.
- Waste Management — waste services (27.0 miles)
- AK Steel Holding — steel manufacturing (28.7 miles) — HQ
- Anthem Inc Mason Campus II — health insurance (28.8 miles)
- Humana Pharmacy Solutions — pharmacy benefits (30.1 miles)
- Duke Energy — utilities (30.5 miles)
1453 Liscum Dr offers a value-forward entry point in a renter-supported setting. The 1986 vintage is newer than the neighborhood norm (1956 average), giving the property relative competitiveness versus older stock while leaving room for targeted upgrades to enhance curb appeal, unit finish, and building systems. Neighborhood occupancy trends in the mid-80s indicate pragmatic cash-flow today with the potential to capture incremental rent through renovation and disciplined operations, according to CRE market data from WDSuite.
Looking ahead, 3-mile demographics point to a larger tenant base: forecasts call for growth in households and incomes by 2028, alongside smaller household sizes, which typically supports renter pool expansion and leasing velocity. While the local ownership market is relatively accessible, the neighborhood maintains a meaningful renter-occupied share, suggesting depth for value-oriented multifamily when paired with resident services and strong property management. Limited nearby amenities and elevated metro-relative crime warrant proactive asset management but do not preclude steady demand for well-positioned units.
- 1986 vintage newer than area average, with clear value-add and modernization pathways
- Mid-80s neighborhood occupancy supports current cash-flow with room to optimize through operations
- 3-mile forecasts show household and income growth with smaller household sizes, expanding the renter pool
- Risks: elevated crime relative to metro peers and limited amenities; mitigate via security, resident services, and on-site improvements