| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 68th | Best |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2900 Knollridge Dr, Dayton, OH, 45449, US |
| Region / Metro | Dayton |
| Year of Construction | 1973 |
| Units | 24 |
| Transaction Date | 2004-07-12 |
| Transaction Price | $2,300,000 |
| Buyer | CONSOLIDATED PROPERTIES IV LLC |
| Seller | COLUMBIA KNOLLS LTD |
2900 Knollridge Dr Dayton Multifamily Investment
Suburban B+ neighborhood fundamentals and above metro median occupancy at the neighborhood level point to steady renter demand, according to WDSuite’s CRE market data. With 1973 vintage positioning and relative affordability, the asset profile leans toward durable cash flow with potential value-add upside.
Located in the Dayton-Kettering, OH metro, the property sits in a suburban neighborhood rated B+ and ranked 61 out of 228 neighborhoods — competitive among Dayton-Kettering neighborhoods. Amenity access skews toward outdoor space, with parks density in the top quartile nationally, while grocery and restaurant availability trends around metro medians; cafes, childcare, and pharmacies are comparatively limited, signaling a more car-oriented living pattern.
Neighborhood-level occupancy is 94.7% and sits above the metro median and around the 69th percentile nationally, supporting stability for multifamily owners. Renter concentration within the neighborhood is modest (share of housing units that are renter-occupied), which can temper immediate depth on a block-by-block basis, but the broader 3-mile radius shows a larger renter base, helping sustain leasing pipelines over a wider trade area.
Within a 3-mile radius, population has grown in recent years and is projected to continue expanding over the next five years, with households rising faster than population — a pattern that typically enlarges the tenant base even as average household size nudges lower. Income levels have trended higher, and neighborhood rent-to-income ratios are comparatively low, which can support lease retention and measured rent growth management for investors.
Home values in the neighborhood are elevated relative to many U.S. areas, reinforcing reliance on multifamily housing for households not pursuing ownership. Combined with steady neighborhood occupancy and a suburban living format, the setting aligns with workforce-oriented demand drivers while leaving room for targeted operational improvements rather than heavy reliance on amenity-led premiums.
Safety signals are mixed and should be monitored over time. The neighborhood benchmarks around the national midpoint overall, yet both violent and property offense measures trend in higher national percentiles (safer relative to many U.S. neighborhoods). Recent one-year changes show volatility, so investors may wish to review up-to-date trend lines rather than single-year snapshots when underwriting.
Within the Dayton-Kettering metro (228 neighborhoods), the area’s positioning is not an outlier. As with most safety assessments, a submarket-wide lens and on-the-ground diligence are recommended to contextualize property-level risk and to calibrate operating practices such as lighting, access control, and resident engagement.
Regional employment nodes within commuting range include healthcare, metals, utilities, and insurance employers, which can underpin renter demand through diversified white- and blue-collar job bases. The list below highlights nearby corporate offices most relevant to the property’s workforce catchment.
- Anthem Inc Mason Campus II — health insurance (24.6 miles)
- AK Steel Holding — metals manufacturing (25.5 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (26.8 miles)
- Waste Management — environmental services (27.6 miles)
- Duke Energy — utilities (28.1 miles)
The 1973 vintage positions 2900 Knollridge Dr for targeted value-add: systems and finishes are likely older than the neighborhood’s average 1980s era stock, creating practical opportunities for renovations and capital planning while maintaining a rent position that supports absorption. Neighborhood occupancy trends above the metro median and near the 69th percentile nationally, and the broader 3-mile area shows population growth with a projected increase in households — dynamics that typically expand the renter pool and support occupancy stability over a full cycle, based on CRE market data from WDSuite.
Elevated neighborhood home values and a low rent-to-income profile point to sustained rental reliance and manageable retention risk rather than heavy pricing pressure. Amenity depth is moderate and car-oriented, which can be offset by durable suburban demand drivers and operational focus on livability and maintenance. Key underwrite considerations include recent safety volatility and the property’s older systems, both of which can be mitigated with proactive OPEX/CAPEX planning and resident-facing improvements.
- Above-metro neighborhood occupancy and growing 3-mile household base support leasing stability
- 1973 vintage offers clear renovation and capital planning pathways for value creation
- Elevated ownership costs and favorable rent-to-income profile reinforce rental demand and retention
- Diverse regional employers within commuting range broaden the tenant base
- Risks: recent safety trend volatility and older systems require monitoring and disciplined underwriting