| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Fair |
| Demographics | 19th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1465 W 3rd St, Dayton, OH, 45402, US |
| Region / Metro | Dayton |
| Year of Construction | 1989 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1465 W 3rd St, Dayton OH Multifamily Investment
Neighborhood data point to a renter-occupied share around half of units, supporting a local tenant base, while occupancy has trended upward recently according to WDSuite’s CRE market data. Built in 1989, the asset is newer than much of the surrounding housing stock, which can aid competitiveness even as routine system updates may be prudent.
The property sits in an Inner Suburb of Dayton with a B- neighborhood rating and a renter-occupied concentration in the neighborhood and surrounding area that supports multifamily demand. Within a 3-mile radius, demographics show a stable population today with forecasts indicating growth in both population and households over the next five years, which should expand the local renter pool and help support occupancy stability.
Local amenity access is mixed. Neighborhood-level data indicate strong proximity to parks and pharmacies relative to many areas in the metro, and grocery access is competitive. Cafes and sit-down options are more limited nearby. For investors, this translates to convenience for daily needs, with fewer lifestyle draws within walking distance.
Rents in the neighborhood remain accessible relative to incomes, and the rent-to-income ratio signals manageable affordability pressure for typical renters. In practice, that can aid lease retention but may temper near-term pricing power. The area’s median home values are lower than national norms, yet the value-to-income ratio ranks high nationally, indicating a high-cost ownership market relative to local incomes—conditions that tend to sustain reliance on multifamily rentals.
Vintage considerations also matter. With an average neighborhood construction year well before mid-century, a 1989 build positions the subject as newer relative to nearby stock, which can reduce near-term capital starting points while still leaving scope for targeted value-add (e.g., interiors, building systems) to improve competitiveness.
Safety trends are mixed but improving. The neighborhood’s crime ranking sits near the metro mid-range among 228 neighborhoods, placing it neither among the strongest nor the weakest cohorts locally. Nationally, the neighborhood trends below the high-safety percentiles, warranting routine risk management and security best practices common to urban inner-suburb assets.
Recent directionality is constructive: estimated violent offense and property offense rates both declined year over year, with the pace of improvement ranking favorably versus many U.S. neighborhoods. For investors, this trajectory suggests potential stabilization, though underwriting should still reflect conservative assumptions and standard loss-prevention measures.
Regional employers within commuting range underpin renter demand through diverse industries, including waste services, health insurance, steel manufacturing, pharmacy benefits, and utilities.
- Waste Management — waste services (23.7 miles)
- Anthem Inc Mason Campus II — health insurance (31.1 miles)
- AK Steel Holding — steel manufacturing (31.5 miles) — HQ
- Humana Pharmacy Solutions — pharmacy benefits (32.9 miles)
- Duke Energy — utilities (33.6 miles)
This 40-unit, 1989-vintage community offers relative positioning advantages versus much older neighborhood stock, with operational upside through selective modernization. Neighborhood indicators show a renter-occupied share around half of units locally and higher within a 3-mile radius, supporting depth of tenant demand. Forecasts call for population and household growth in the 3-mile area, expanding the renter base and aiding occupancy stability. According to CRE market data from WDSuite, neighborhood occupancy has been improving, which, paired with accessible rents, suggests scope for steady leasing while focusing on retention and measured rent growth.
Counterpoints include modest school ratings, limited lifestyle amenities in the immediate area, and safety metrics that sit near the metro mid-range. These factors argue for conservative underwriting, an active asset management plan, and value-add that prioritizes durable finishes and security-forward operations to support leasing and retention.
- 1989 vintage vs. older neighborhood stock supports competitive positioning with targeted updates
- Renter concentration locally and within 3 miles provides depth for tenant demand
- Forecast population and household growth point to a larger renter pool and occupancy stability
- Accessible rent levels favor retention; pricing power likely requires incremental improvements
- Risks: mid-range safety, modest school ratings, and fewer lifestyle amenities near the property