| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Good |
| Demographics | 63rd | Good |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2670 Galewood St, Dayton, OH, 45420, US |
| Region / Metro | Dayton |
| Year of Construction | 2008 |
| Units | 24 |
| Transaction Date | 2003-10-24 |
| Transaction Price | $88,200 |
| Buyer | FRANKLIN FOUNDATION OF KETTERING PARK TH |
| Seller | BER ENTERPRISES LLC |
2670 Galewood St Dayton Multifamily Investment
Neighborhood occupancy is high and has strengthened in recent years, supporting stable cash flow potential for this submarket, according to WDSuite’s CRE market data. These figures reflect the surrounding neighborhood rather than the property itself and point to solid renter demand fundamentals.
The property sits in a Suburban neighborhood of the Dayton-Kettering metro with a B neighborhood rating. Local data indicates neighborhood occupancy near full and in the top quartile among 228 metro neighborhoods, which suggests steady leasing conditions for nearby assets. Amenities are limited within the immediate area (amenity strength is below national averages), but park access is comparatively strong, offering a balanced suburban living profile for renters.
Schools stand out as a relative strength for the neighborhood, with the average school rating near the top of the metro (ranked 1st among 228 neighborhoods) and performing in the top tier nationally. This can help support family-oriented renter demand and longer tenures, even if retail and dining density is lower than urban cores.
Within a 3-mile radius, demographics show modest population growth in recent years and an increase in total households, pointing to a gradually expanding renter base. Projections indicate additional household growth and rising incomes over the next five years, which can support occupancy stability and rent levels as more renters enter the market.
Home values in the neighborhood are lower than many national peers, creating a more accessible ownership landscape relative to high-cost markets. For multifamily investors, this means pricing power may be more closely tied to property quality and operations, though the neighborhood’s strong occupancy backdrop and improving incomes help underpin demand. Renter-occupied housing accounts for roughly one-third of units within a 3-mile radius, indicating a meaningful tenant pool without overconcentration.
The asset’s 2008 construction is newer than the neighborhood’s older average vintage (late 1970s), which can be competitively advantageous versus older stock. Investors should still plan for targeted system updates or modernization to align with current renter expectations and support retention.
Neighborhood safety benchmarks trail national averages, and the area ranks below the metro median (170th of 228 neighborhoods), indicating higher crime exposure than many Dayton-Kettering peers. Nationally, the neighborhood sits in a lower safety percentile, so underwriting should account for enhanced property management, lighting, and access controls to support resident comfort and retention.
Investors should evaluate recent trendlines and block-by-block variability carefully; while metro and national comparisons provide directional context, conditions can differ within small areas. Use local data, property-level incident history, and professional security assessments to calibrate operating assumptions.
Regional employment access is diversified across logistics, insurance, healthcare, energy, and consumer goods, which supports a broad renter base and commute convenience for residents. Key employers within typical commuting distance include Waste Management, Anthem, AK Steel, Humana, and Duke Energy.
- Waste Management — environmental services (21.4 miles)
- Anthem Inc Mason Campus II — insurance (29.2 miles)
- AK Steel Holding — steel manufacturing (31.0 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (32.3 miles)
- Duke Energy — utilities (34.2 miles)
2670 Galewood St offers investors a newer-vintage (2008) 24-unit asset in a suburban Dayton submarket where neighborhood occupancy is high and ranked competitively among 228 metro neighborhoods. Based on CRE market data from WDSuite, the surrounding neighborhood shows strong top-quartile occupancy and excellent school performance, while the broader 3-mile area reflects growing households and rising incomes that can support a larger tenant base and lease retention. The 2008 vintage provides a relative quality edge versus older nearby stock, with potential to drive returns through thoughtful modernization and operational execution.
Counterbalancing strengths, the neighborhood’s amenity density is limited and safety metrics trail both national and metro benchmarks, warranting disciplined management, security measures, and conservative assumptions on marketing and lease-up velocity. Still, the combination of durable neighborhood occupancy, a meaningful renter-occupied share in the 3-mile radius, and income growth trends can support stable demand for well-operated units.
- High neighborhood occupancy and competitive metro ranking support leasing stability
- Newer 2008 construction offers a quality edge versus older local stock
- 3-mile household growth and rising incomes point to a larger renter pool
- School quality strength can aid retention for family renters
- Key risks: lower amenity density and below-median safety require proactive management