| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 42nd | Fair |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3300 Shiloh Springs Rd, Dayton, OH, 45426, US |
| Region / Metro | Dayton |
| Year of Construction | 1988 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3300 Shiloh Springs Rd Dayton 40-Unit Multifamily
Positioned for steady lease-up in a suburban Dayton pocket where neighborhood occupancy trends are around the metro middle, according to WDSuite’s CRE market data. Manageable rent-to-income dynamics suggest room for thoughtful pricing while maintaining tenant retention.
The property sits in a suburban neighborhood of the Dayton-Kettering metro with a C- neighborhood rating and mid-pack positioning (190th among 228 metro neighborhoods). Parks access is a relative strength, with the area landing in the top quartile nationally for park availability, while everyday retail and food options are thinner than typical. For investors, the trade-off is quieter residential context with fewer immediate amenities.
Local housing stock skews older than the metro average (neighborhood average construction year is 1969), and this asset’s 1988 vintage is newer than much of the competitive set. That can support leasing versus older properties, though investors should still budget for system updates and selective modernization to sharpen positioning.
Renter concentration in the neighborhood is roughly one-third of housing units, placing it competitive among Dayton-Kettering neighborhoods and above the national median. This indicates a defined tenant base for multifamily without being saturated, which can support occupancy stability and retention with disciplined operations.
Within a 3-mile radius, households have inched higher even as population has been broadly flat to slightly down historically, pointing to smaller household sizes and a gradually expanding renter pool. Looking forward, WDSuite’s CRE market data indicates further increases in household counts and higher asking rents alongside rising household incomes, which can sustain demand for well-managed workforce units. Median home values in the neighborhood are lower than many U.S. areas, so ownership is relatively more accessible; investors should monitor pricing to stay competitive while leveraging the current rent-to-income profile to manage renewals.
Safety indicators in this neighborhood are mixed and should be evaluated in context. At the metro level, the area sits around the middle of Dayton-Kettering peers (crime rank 103 of 228), while national comparisons suggest relatively stronger positioning on several dimensions: violent offense levels align with the safer side of the national distribution (around the upper third), and property offense measures trend closer to the top quartile nationally for safety. Recent year-over-year changes show some volatility, so underwriting should include trend monitoring and standard property-level security measures.
Regional employment access is driven by a mix of corporate offices within commuting range, supporting workforce housing demand and lease retention. Notable employers include Waste Management, AK Steel, Anthem, Duke Energy, and Humana — all represented below.
- Waste Management — environmental services (25.8 miles)
- AK Steel Holding — steel manufacturing (34.5 miles) — HQ
- Anthem Inc Mason Campus II — insurance (35.1 miles)
- Duke Energy — utilities (35.6 miles)
- Humana Pharmacy Solutions — healthcare services (35.9 miles)
Built in 1988, this 40-unit asset offers relative competitiveness versus older neighborhood stock and potential to capture rent upside with targeted upgrades. The surrounding area shows mid-range occupancy and a defined, not saturated, renter base; within 3 miles, households are trending upward even as population edges lower, expanding the pool of prospective renters and supporting steady absorption.
According to CRE market data from WDSuite, neighborhood rents and rent-to-income levels remain manageable, creating room for disciplined pricing while protecting retention. Investors should balance these fundamentals against limited nearby retail amenities and signs of recent crime volatility, with asset management and security planning used to sustain leasing performance.
- 1988 vintage newer than much of the submarket, with value-add potential via selective modernization
- Mid-range neighborhood occupancy and moderate renter concentration support stable tenant demand
- 3-mile household growth and rising incomes point to a resilient renter pool and pricing flexibility
- Parks access is a local amenity strength even as retail options remain limited
- Risks: thinner amenity base, accessible homeownership options, and recent safety volatility warrant active management