| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 24th | Poor |
| Demographics | 23rd | Poor |
| Amenities | 23rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2920 Old Troy Pike, Dayton, OH, 45404, US |
| Region / Metro | Dayton |
| Year of Construction | 2004 |
| Units | 75 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2920 Old Troy Pike Dayton Multifamily Opportunity
According to WDSuite’s CRE market data, this Dayton inner-suburb location shows a high share of renter-occupied housing that supports tenant demand, while occupancy trends are on the softer side—pointing to potential upside for hands-on operations and value-focused positioning.
Livability is mixed but investable. The neighborhood is classified as an Inner Suburb within the Dayton–Kettering metro and skews more renter-driven, with renter-occupied housing accounting for a substantial share of units. That renter concentration deepens the potential tenant base and can support leasing velocity, although the neighborhood’s reported occupancy rate around the mid‑80s suggests operators should plan for active management and targeted marketing to sustain stability, based on CRE market data from WDSuite.
Amenity access is uneven. Cafes are comparatively dense for the area—competitive within the metro (ranked 20th of 228) and in the top quartile nationally—while everyday retail such as groceries, pharmacies, and parks is limited within the neighborhood itself. Restaurant density tracks around the national middle. For investors, this mix implies residents may rely on nearby corridors for daily needs, which can influence retention and the appeal of on-site conveniences.
Vintage and competitive positioning matter here. The neighborhood’s average construction year trends older (1953), while the subject property was built in 2004. That age advantage can help compete against older stock; investors should still underwrite typical mid‑life systems work and modernization as part of capital planning.
Demographic trends within a 3‑mile radius show a nuanced demand picture. Households have increased modestly in recent years even as population edged lower, indicating smaller household sizes and a potential shift toward rental housing. Looking ahead, projections call for household growth and a larger renter pool by 2028, which can support occupancy stability and lease‑up, according to WDSuite. Median incomes within the 3‑mile radius have risen over the last five years and are projected to continue advancing, which can underpin achievable rents and reduce near‑term affordability pressure. For multifamily property research, the takeaway is steady renter demand with operational execution as the key differentiator.
Ownership costs in this part of Montgomery County are relatively accessible, which can create some competition with homeownership. That dynamic argues for emphasizing convenience, well‑maintained units, and resident services to sustain pricing power and renewal rates.
Safety metrics are mixed but improving in trend. The neighborhood’s crime rank sits 73rd among 228 Dayton–Kettering neighborhoods—competitive among metro peers—and around the national middle (near the 47th percentile), according to WDSuite. Year over year, both property and violent offense estimates have moved lower, with property offenses showing a notable decline, signaling directional improvement rather than a block‑level guarantee.
For underwriting, frame safety as a comparative input: the area tracks roughly average nationally with recent downward momentum. Operators who invest in lighting, access control, and community engagement may be able to reinforce these improving trends and support resident retention.
Regional employment anchors within commuting range support workforce housing demand. Key nearby employers include Waste Management, Anthem, AK Steel, Humana Pharmacy Solutions, and Duke Energy—providing diversified office and services roles that can aid leasing stability.
- Waste Management — environmental services (19.2 miles)
- Anthem Inc Mason Campus II — insurance & health benefits (34.7 miles)
- AK Steel Holding — steel manufacturing offices (35.6 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (36.9 miles)
- Duke Energy — utilities (37.9 miles)
This 75‑unit property built in 2004 offers a relative age advantage versus much of the local housing stock, positioning it well against older assets while leaving room for mid‑life upgrades that can drive rentability. The immediate neighborhood exhibits a high share of renter‑occupied units and historically softer occupancy, suggesting an execution‑driven opportunity to capture unmet demand through management, turns, and targeted amenities. Within a 3‑mile radius, households have grown and are projected to expand further by 2028, indicating renter pool expansion even as average household size declines—favorable for absorption of smaller formats.
Income trends in the 3‑mile area have strengthened and are projected to continue rising, supporting achievable rents without overextending affordability. According to CRE market data from WDSuite, safety indicators have been improving directionally, which, paired with workforce‑oriented employment within commuting range, can support retention and stabilize operations over a multi‑year hold.
- 2004 vintage offers competitive positioning versus older neighborhood stock, with clear pathways for value‑add and systems modernization
- High renter concentration supports a deep tenant base and lease‑up potential
- 3‑mile household growth and rising incomes reinforce demand and achievable rents
- Directional safety improvements and diversified employers within commuting range support retention and stability
- Risks: softer neighborhood occupancy, limited local retail amenities, and competition from accessible homeownership options