| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 68th | Best |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2851 Spring Falls Dr, Dayton, OH, 45449, US |
| Region / Metro | Dayton |
| Year of Construction | 1995 |
| Units | 80 |
| Transaction Date | 2013-04-01 |
| Transaction Price | $2,900,000 |
| Buyer | Glick Spring Hill LLC |
| Seller | Spring Hill Townhomes Ltd |
2851 Spring Falls Dr Dayton Multifamily Investment
Neighborhood occupancy is holding in the mid-90s with above-median performance in the Dayton-Kettering metro, indicating steady renter demand according to WDSuite’s CRE market data.
This suburban Dayton-Kettering location carries a B+ neighborhood rating and performs above the metro median (ranked 61 out of 228 neighborhoods). Occupancy in the surrounding area is resilient and sits above the metro median, supporting lease stability for professionally managed assets. Median asking rents in the neighborhood have advanced over the past five years, while rent-to-income levels remain manageable, providing room for disciplined pricing without overextending residents.
Amenity access is mixed: park density is in the top quartile among 228 metro neighborhoods, while grocery access trends above the metro median. Café and pharmacy density are thinner, which can modestly affect walk-to conveniences but is typical for many suburban submarkets. For day-to-day livability, these dynamics point to car-oriented convenience with recreation nearby.
Within a 3-mile radius, demographics indicate a growing tenant base: population and household counts have increased and are projected to continue rising through the next five years, suggesting renter pool expansion that supports occupancy stability. The renter-occupied share within this 3-mile area is roughly two-fifths of housing units, which deepens the demand base for multifamily. Household incomes have trended higher, which, combined with a moderate rent-to-income profile, reduces near-term affordability pressure and can improve renewal capture.
Home values in the immediate neighborhood are elevated relative to much of the metro, reinforcing reliance on multifamily housing for households that prefer renting over ownership. For investors, this typically supports retention and lease-up velocity, especially when paired with competitive amenities and professional management. These conclusions are grounded in commercial real estate analysis using WDSuite’s market data.
Safety trends point to a comparatively favorable profile versus many U.S. neighborhoods: recent estimates place the area in higher national percentiles for both property and violent offense rates (safer than a large share of neighborhoods nationwide). Within the Dayton-Kettering metro, current readings position the neighborhood above the metro average on safety, though not at the very top of the distribution among the 228 neighborhoods assessed.
Investors should note a recent year-over-year uptick in estimated offense rates, which warrants routine monitoring and engagement with local management practices. Framing safety at the neighborhood level rather than the block level remains prudent for underwriting and operations planning.
Regional employment anchors within commuting range include insurance, energy, metals, consumer goods, and logistics employers, which support a diversified renter base and commuting convenience for workforce tenants.
- Anthem Inc Mason Campus II — insurance (24.5 miles)
- AK Steel Holding — metals manufacturing (25.4 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (26.7 miles)
- Waste Management — environmental services (27.7 miles)
- Duke Energy — utilities (28.0 miles)
- Cincinnati Financial — insurance (29.1 miles) — HQ
- Prudential Financial — financial services (29.5 miles)
- Kroger DCIC — consumer goods (30.2 miles)
- Procter & Gamble Co. — consumer goods (35.3 miles)
- Humana — healthcare services (40.2 miles)
Built in 1995 across 80 units, the asset skews newer than the neighborhood’s 1980s-era average, offering competitive positioning versus older stock while leaving room for targeted modernization and systems updates. Neighborhood occupancy remains above the metro median with stable mid-90s performance, and rent-to-income levels suggest measured pricing power without outsized retention risk, according to CRE market data from WDSuite.
Within a 3-mile radius, population and household growth are projected to continue, indicating a larger tenant base and supporting steady absorption. Elevated ownership costs in the immediate neighborhood further sustain reliance on multifamily rentals, while park access and grocery availability enhance livability despite thinner café and pharmacy counts typical of suburban settings.
- 1995 vintage provides competitive positioning with potential value-add through targeted renovations
- Neighborhood occupancy above the metro median supports leasing stability
- 3-mile population and household growth expand the renter pool and bolster demand
- Elevated local ownership costs reinforce reliance on rentals, aiding retention
- Watch items: recent uptick in estimated offense rates and thinner walkable amenities