| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 70th | Best |
| Amenities | 12th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4500 Wilmington Pike, Dayton, OH, 45440, US |
| Region / Metro | Dayton |
| Year of Construction | 1972 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4500 Wilmington Pike Dayton Multifamily Opportunity
Neighborhood occupancy is exceptionally strong and signals durable renter demand, while a relatively low renter-occupied share points to targeted positioning, according to WDSuite s commercial real estate analysis.
Located in an inner-suburban pocket of Dayton-Kettering, the neighborhood posts a B+ rating and sits above the metro median overall (rank 83 of 228). Occupancy is a clear strength, with the neighborhood in the top tier locally (rank 1 of 228) and top percentile nationally, indicating strong baseline stability for multifamily assets based on CRE market data from WDSuite.
Livability is mixed: restaurants are competitive among Dayton-Kettering neighborhoods (rank 46 of 228; top quartile nationally), while other everyday amenities such as groceries, parks, pharmacies, cafes, and childcare are thinner locally. Average school ratings are a standout, ranking 1 of 228 and in the top percentile nationally, which can support long-term housing desirability and retention.
The property s 1972 vintage is older than the area s average construction year (1989), implying potential value-add through exterior, system, or interior upgrades to remain competitive against newer stock. The neighborhood s renter concentration is modest (renter-occupied share 12.6%), so demand will rely on capturing a defined tenant base rather than broad, renter-heavy turnover.
Within a 3-mile radius, population and households have grown in recent years and are projected to continue rising by 2028, pointing to a larger tenant base over time. Median incomes in the area are healthy, and rent-to-income levels near 0.12 suggest relatively low affordability pressure, which can aid lease retention and operational stability. Home values sit in a more accessible ownership range for the region, which may introduce some competition with for-sale options; operators should emphasize convenience, quality upgrades, and professional management to sustain pricing power.
Safety trends are mixed when viewed against metro and national benchmarks. At the metro level, the neighborhood sits below average on overall crime (rank 147 of 228). Nationally, violent offense levels align with the safer half of neighborhoods (around the mid-60s percentile), while property offenses sit near the mid-50s percentile. Recent year-over-year changes indicate volatility, so prudent security measures and lighting, plus resident engagement, can help maintain leasing stability.
Regional employment is anchored by corporate offices within commuting reach, supporting tenant demand among professionals and service workers. Key employers include Waste Management, Anthem, AK Steel, Humana Pharmacy Solutions, and Duke Energy.
- Waste Management — environmental services (22.9 miles)
- Anthem Inc Mason Campus II — health insurance (27.3 miles)
- AK Steel Holding — steel manufacturing (29.3 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (30.5 miles)
- Duke Energy — utilities (32.6 miles)
4500 Wilmington Pike is a 40-unit, 1972-vintage asset positioned in a neighborhood with standout occupancy performance and strong school ratings. The older vintage relative to the area s 1989 average points to clear value-add levers in renovations and systems, which can help the property compete effectively against newer stock while capturing stable demand.
Household and population growth within a 3-mile radius indicate a gradually expanding renter pool, and rent-to-income levels around 0.12 suggest manageable affordability pressure that can support retention. According to CRE market data from WDSuite, neighborhood occupancy trends are above metro norms, though a modest renter-occupied share and a lean local amenity base warrant careful positioning and asset-level improvements to sustain leasing velocity.
- Strong neighborhood occupancy supports stability and pricing discipline
- 1972 vintage offers value-add potential through targeted renovations
- Growing 3-mile households expand the potential tenant base
- Healthy rent-to-income levels aid retention and cash-flow consistency
- Risks: modest renter concentration and thin nearby amenities may temper lease-up pace