| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 42nd | Fair |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3001 Shiloh Springs Rd, Dayton, OH, 45426, US |
| Region / Metro | Dayton |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | 2009-10-30 |
| Transaction Price | $4,100,000 |
| Buyer | BELLE MEADOWS ASSOCIATES LLC |
| Seller | GCCFC 2003-C2 SPRING MEADOW DRIVE LLC |
3001 Shiloh Springs Rd, Dayton OH Multifamily
Stabilized neighborhood occupancy near the national median and a moderate renter-occupied share indicate a consistent tenant base, according to WDSuite’s CRE market data. Newer 1987 vintage versus older local stock suggests competitive positioning with potential to capture value through selective modernization.
This suburban Dayton location balances livability fundamentals with pragmatic investment drivers. Neighborhood occupancy trends sit around the national midpoint, which supports income stability without requiring outsized concessions. The asset’s 1987 construction is newer than the area’s average vintage (1969), positioning it favorably against older comparables while still warranting routine system updates as part of long-term capital planning.
Amenity density is limited across food, grocery, and daily-needs retail, but park access rates in the higher national percentiles provide recreational green space that residents value. Average school ratings in this neighborhood rank below many peers in the Dayton-Kettering metro; investors should weigh this when targeting family-oriented leasing strategies.
Tenure data points to a renter-occupied share of roughly a third, indicating a steady but not saturated renter concentration and a workable base for multifamily demand. Neighborhood housing costs and rent-to-income dynamics trend on the more accessible side, which can aid retention and reduce turnover pressure, though it may cap near-term pricing power relative to higher-cost submarkets.
Within a 3-mile radius, recent data shows essentially flat household counts with a small population dip, and forward-looking estimates indicate households increasing while population contracts. This pattern typically reflects smaller household sizes and can expand the addressable renter pool even as headcount softens. Compared with national CRE trends, this mix suggests dependable workforce housing demand rather than outsized growth, with leasing outcomes driven by execution and cost competitiveness.
Safety indicators are mixed when viewed against both the Dayton-Kettering metro and national benchmarks. Overall crime levels track somewhat below the national median for safety, while violent-offense measures compare more favorably than property-related indicators. Recent year-over-year movements show volatility, so investors should underwrite to conservative assumptions and monitor trend direction rather than single-year readings.
In metro context, the neighborhood’s crime positioning is competitive among some Dayton-Kettering areas but not top quartile among the 228 neighborhoods in the region. Framing risk comparatively and focusing on on-site management, lighting, and access controls can help support leasing and retention outcomes consistent with the area’s median-level occupancy.
Regional employment is anchored by operations across waste services, metals, insurance/healthcare, and utilities within commuting distance, supporting renter demand from a broad workforce relevant to this suburban node. The list below reflects those anchors and their proximity.
- Waste Management — waste services (25.5 miles)
- AK Steel Holding — metals manufacturing (34.6 miles) — HQ
- Anthem Inc Mason Campus II — health insurance operations (35.2 miles)
- Duke Energy — utilities offices (35.8 miles)
- Humana Pharmacy Solutions — healthcare services (36.0 miles)
The 20-unit 1987-vintage property offers a practical workforce housing play in a suburban Dayton location where neighborhood occupancy is around the national midpoint and renter-occupied housing is moderate. Newer vintage versus the local average (1969) provides a competitive edge over older stock, while still calling for targeted modernization and capital planning to sustain performance. According to CRE market data from WDSuite, local rent and ownership costs are relatively accessible, which can support retention and steady leasing even if outsized rent growth is less likely than in higher-cost metros.
Demographics aggregated within a 3-mile radius indicate flat-to-slightly lower population but a projected increase in household counts, implying smaller household sizes and a broader renter pool over time. Amenity density is thin and school ratings rank below many metro peers, so execution, on-site quality, and value positioning will matter more than placemaking. Overall, this thesis centers on stable occupancy, disciplined expense control, and value-add through selective upgrades rather than speculative appreciation.
- 1987 vintage outperforms older neighborhood stock, with scope for selective renovations
- Median-level neighborhood occupancy supports income stability with conservative underwriting
- 3-mile demographics point to more households despite modest population drift, expanding the tenant base
- Workforce housing positioning fits accessible rent-to-income dynamics for retention
- Risks: thinner amenity set, below-average school ratings, and crime-trend volatility require active management