| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Fair |
| Demographics | 21st | Poor |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1638 Bancroft St, Dayton, OH, 45417, US |
| Region / Metro | Dayton |
| Year of Construction | 1995 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1638 Bancroft St Dayton Workforce Multifamily Opportunity
Newer-than-area housing stock positions this 39-unit asset to compete against older rentals while tapping into a growing tenant base within a 3-mile radius, according to WDSuite’s CRE market data.
Located in a suburban pocket of Dayton (Neighborhood rating: C), the area blends everyday conveniences with a modest amenity set. Parks and pharmacies score well relative to many neighborhoods nationally, and cafes are present, but grocery and restaurant options are limited nearby. For investors, this mix supports basic livability while suggesting residents may travel a short distance for broader retail.
Local housing dynamics are nuanced. Neighborhood occupancy has trended upward over the last five years, even as the current level remains soft compared with many areas. Renter concentration within the neighborhood is moderate, while the broader 3-mile radius shows a higher share of renter-occupied units, indicating a deeper tenant pool than the immediate blocks might suggest.
The asset’s 1995 vintage stands newer than the average local housing stock (which skews mid-20th century), positioning it competitively against older rentals. Investors should still plan for targeted system upgrades or light renovations to maintain leasing velocity versus refreshed comparables.
Three-mile demographics point to demand resilience. While population dipped slightly in recent years, WDSuite data indicates projected population and household growth by 2028, with households expected to expand meaningfully. Rising median incomes and an increase in renter households within this 3-mile catchment support a larger tenant base and potential occupancy stability. Elevated value-to-income dynamics in the neighborhood context can reinforce reliance on rental options, which may aid retention and pricing power for well-managed units.
Safety conditions trail broader metro and national benchmarks. Within the Dayton–Kettering metro, this neighborhood ranks in the lower half for safety relative to peer neighborhoods, and it sits below the national median (around the 42nd percentile nationally).
That said, recent trends are moving in a positive direction based on WDSuite data: estimated violent and property offense rates have declined year over year, with improvement outpacing many neighborhoods. For investors, this trajectory can support leasing and retention if the trend persists, but underwriting should still reflect conservative assumptions on security costs and tenant screening.
Regional employers within commuting range support a broad workforce renter base, particularly in services, healthcare, utilities, and industrial operations. Notable names include Waste Management, Anthem, AK Steel, Humana Pharmacy Solutions, and Duke Energy.
- Waste Management — waste services (24.2 miles)
- Anthem Inc Mason Campus II — health insurance (30.3 miles)
- AK Steel Holding — steel manufacturing offices (30.7 miles) — HQ
- Humana Pharmacy Solutions — pharmacy services (32.1 miles)
- Duke Energy — utilities (32.8 miles)
This 39-unit property at 1638 Bancroft St offers a workforce-oriented rental thesis anchored by a 1995 vintage that is newer than much of the surrounding housing. Within a 3-mile radius, WDSuite data points to expanding households and rising incomes through 2028, supporting renter pool expansion and potential occupancy stability. Neighborhood livability is serviceable—with parks, pharmacies, and some cafes—while limited nearby grocery and restaurant options suggest residents rely on broader corridors for retail.
From an investment standpoint, projected growth in renter households and elevated ownership burdens in the local context can reinforce reliance on multifamily rentals. According to CRE market data from WDSuite, neighborhood occupancy has been improving over time, though it remains softer than many peers, and safety lags metro and national averages. The vintage provides competitive positioning versus older stock, yet investors should budget for targeted capital work to maintain appeal and manage retention.
- 1995 vintage competes well versus older neighborhood stock; plan selective upgrades to sustain leasing momentum.
- Three-mile projections show population and household growth by 2028, supporting a larger tenant base and occupancy stability.
- Regional employers across services, healthcare, utilities, and industrial roles underpin workforce rental demand within commuting range.
- Local ownership costs versus incomes can sustain reliance on rentals, aiding lease retention for well-managed units.
- Risks: neighborhood safety below metro and national medians and limited nearby grocery/restaurant options—underwrite for security and convenience-driven resident expectations.