| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 85th | Best |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 150 W Dorothy Ln, Dayton, OH, 45429, US |
| Region / Metro | Dayton |
| Year of Construction | 1979 |
| Units | 102 |
| Transaction Date | 2011-12-14 |
| Transaction Price | $3,000,000 |
| Buyer | TERRACES SENIOR APARTMENTS LP |
| Seller | THE TERRACES ASSOCIATES LP |
150 W Dorothy Ln Dayton 102-Unit Value-Add
Occupancy in the surrounding neighborhood is competitive among Dayton-Kettering submarkets and sits in the top quartile nationally, according to WDSuite’s CRE market data, supporting durable cash flow for a professionally managed asset. The location serves a broad commuter base while offering room to enhance positioning through targeted upgrades.
The property sits in a suburban pocket of Dayton with a B- neighborhood rating and an occupancy level that is competitive among 228 Dayton-Kettering neighborhoods and in the top quartile nationally. This points to steady leasing conditions, even as amenity density inside the immediate neighborhood is limited; most daily needs are accessed along nearby arterial corridors.
Vintage is 1979 versus a neighborhood average of 1977. Investors should plan for systems modernization and selective interior upgrades to sharpen competitiveness against newer supply, with potential to capture lease trade-outs where management and finish level improve.
Within a 3-mile radius, demographics indicate a larger tenant base and ongoing renter pool expansion: population and households have grown in recent years and are projected to continue rising, while average household size trends lower. This dynamic typically supports occupancy stability and depth of demand for smaller-format units.
Income levels in the neighborhood score above many peers in the metro, and the local rent-to-income ratio is low, which can support pricing power and collections. By contrast, elevated home values in parts of the metro and relatively accessible ownership in others create a mixed competitive set: strong incomes can sustain rents, but ownership options may compete for some households. Framing and amenity improvements can help retain residents and sustain lease velocity.
Safety indicators are mixed when viewed against metro and national benchmarks. The neighborhood’s overall crime rank places it below the metro median among 228 Dayton-Kettering neighborhoods, while national positioning lands around the middle to slightly below average. However, property and violent offense benchmarks sit in the upper national percentiles (safer than many neighborhoods nationwide), suggesting comparative resilience.
Recent year-over-year changes show volatility in reported offense rates, so investors should underwrite with current, property-level data, consider security design and lighting as part of any renovation scope, and monitor trends as part of ongoing asset management rather than relying on a single-period snapshot.
The location taps into a broad commuter shed with access to major corporate offices across the Dayton–Cincinnati corridor, supporting renter demand and lease retention for workforce and professional households. Notable employers within commuting distance include Waste Management, Anthem, AK Steel Holding, Humana Pharmacy Solutions, Duke Energy, and Cincinnati Financial.
- Waste Management — environmental services (23.7 miles)
- Anthem Inc Mason Campus II — health insurance (28.1 miles)
- AK Steel Holding — steel manufacturing (29.3 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (30.6 miles)
- Duke Energy — energy utility (32.1 miles)
- Cincinnati Financial — insurance (33.1 miles) — HQ
- Prudential Financial — financial services (33.4 miles)
- Kroger DCIC — consumer goods & logistics (34.0 miles)
- Procter & Gamble Co. — consumer goods (39.3 miles)
- Staples Fulfillment Center — distribution (43.2 miles)
150 W Dorothy Ln offers a 102-unit, 1979-vintage multifamily asset in a suburban Dayton setting where neighborhood occupancy is competitive among local peers and ranks in the top quartile nationally. Based on CRE market data from WDSuite, this suggests steady leasing fundamentals. The asset’s vintage points to pragmatic value-add levers—systems maintenance, exterior enhancements, and targeted interior refreshes—to strengthen positioning against newer stock.
Within a 3-mile radius, population and households have increased and are projected to keep rising, with smaller average household sizes indicating more renters entering the market. Coupled with higher local incomes and a low rent-to-income profile, the submarket supports collections and measured rent growth, while acknowledging two key considerations: limited amenity density in the immediate neighborhood and some competition from homeownership options across the metro.
- Competitive neighborhood occupancy supports stable leasing
- 1979 vintage with clear value-add and systems-upgrade pathways
- 3-mile demand drivers: growing households and smaller household size
- Income depth and low rent-to-income profile underpin pricing power
- Risks: limited immediate amenity density, ownership competition, and variable safety trends