| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Best |
| Demographics | 70th | Best |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2780 E Dorothy Ln, Dayton, OH, 45420, US |
| Region / Metro | Dayton |
| Year of Construction | 2004 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2780 E Dorothy Ln, Dayton OH Multifamily Investment
Neighborhood occupancy sits in the top quartile nationally, supporting leasing stability according to WDSuite’s CRE market data. A 2004 vintage provides relatively newer stock for Dayton, with potential to compete well against older assets.
Located in the Dayton-Kettering metro, the neighborhood posts a B+ rating with occupancy that trends in the top quartile nationally, a constructive backdrop for income stability at the property level. Median contract rents in the neighborhood track mid-market for the region, suggesting room for steady absorption without overreliance on concessions, based on CRE market data from WDSuite. Note: these metrics reflect the neighborhood, not this specific asset.
Livability is mixed: restaurants per square mile are competitive versus many Dayton peers, while day-to-day retail like groceries, pharmacies, and cafés are limited inside the neighborhood footprint. Park access ranks high (top national percentiles), which supports quality-of-life for residents even if errands may require short drives.
Schools average roughly mid-to-above average performance for the region and land in higher national percentiles, a positive for family-oriented renters seeking stability. Within a 3-mile radius, household growth over the last five years has been positive and is projected to accelerate, while average household size trends smaller—both dynamics that can expand the renter pool and support occupancy.
Tenure patterns indicate a moderate renter base: within 3 miles, about one-third of housing units are renter-occupied, providing a reasonable depth of demand for a 24-unit asset. The property’s 2004 construction is newer than the neighborhood’s typical 1990s vintage, which can help with competitive positioning versus older stock; investors should still plan for modernization of systems and finishes as part of capital programming.
Home values in the neighborhood are below many national benchmarks, and value-to-income ratios are relatively low. That landscape can create some competition from entry-level ownership; however, neighborhood rent-to-income ratios remain modest, which can support resident retention and limit turnover pressure for well-managed multifamily assets.
Safety indicators are mixed and should be monitored. The neighborhood ranks 171 out of 228 Dayton-Kettering neighborhoods for overall crime, which is below the metro average, and it sits around the 26th percentile nationally—indicating comparatively higher reported crime than many U.S. neighborhoods. Property offense levels are roughly mid-pack nationally, while violent offense measures land slightly below national average. Trends show a recent uptick in reported incidents over the last year; investors may wish to underwrite enhanced lighting, access control, and community engagement to support resident experience.
Regional employment anchors within commuting range include waste services, insurance/healthcare services, steel, and utilities—an employment base that supports workforce renter demand and leasing resilience for properties serving a broad range of income tiers.
- Waste Management — waste services (21.7 miles)
- Anthem Inc Mason Campus II — insurance/healthcare services (28.7 miles)
- AK Steel Holding — steel (30.6 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (31.9 miles)
- Duke Energy — utilities (33.8 miles)
2780 E Dorothy Ln offers a 24-unit footprint in a neighborhood with top-quartile national occupancy, supporting income durability and measured rent growth potential. The 2004 construction is newer than the neighborhood’s average 1990s vintage, positioning the asset competitively versus older comparables while leaving room for targeted upgrades to refresh common areas and in-unit finishes. According to CRE market data from WDSuite, the surrounding area shows steady population gains and rising household counts within a 3-mile radius, which can expand the tenant base and support leasing stability.
Affordability dynamics are constructive for retention: neighborhood rent-to-income ratios are modest and home values remain comparatively accessible, which can temper pricing power but also sustain occupancy for well-managed assets. Investors should underwrite for modest capex related to building systems given the vintage and consider amenity enhancements that address limited walkable retail in the immediate area.
- Top-quartile neighborhood occupancy supports cash flow stability
- 2004 vintage competes well versus older local stock with selective value-add upside
- 3-mile population and household growth expand the renter pool and leasing depth
- Modest rent-to-income ratios aid retention and reduce turnover risk
- Risks: limited walkable amenities, below-metro safety rankings, and potential competition from entry-level ownership