| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 70th | Best |
| Amenities | 12th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4600 Wilmington Pike, Dayton, OH, 45440, US |
| Region / Metro | Dayton |
| Year of Construction | 1972 |
| Units | 38 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4600 Wilmington Pike, Dayton OH Multifamily Opportunity
Neighborhood occupancy is tight and schools are highly rated, pointing to durable renter appeal, according to WDSuite’s commercial real estate analysis for the Dayton-Kettering metro. With an older 1972 vintage, the asset may offer value-add angles relative to newer nearby stock.
Neighborhood dynamics and investment context
The property sits in an Inner Suburb of Dayton where neighborhood occupancy is reported at 100.0% and ranks 1st among 228 metro neighborhoods, indicating exceptional stability at the neighborhood level (not the property), based on CRE market data from WDSuite. The area carries a B+ neighborhood rating with demographics strength above many local peers.
Education is a standout: average school ratings are top among 228 metro neighborhoods and are top quartile nationally, which can support leasing velocity for family-oriented renters and longer tenancy. Everyday retail and green space are limited nearby by count, though the restaurant density ranks competitive within the metro; investors should underwrite some reliance on broader trade areas for amenities.
Tenure patterns show a lower renter concentration in the immediate neighborhood (renter-occupied share is modest), which can mean a thinner immediate renter base but often pairs with stable communities. Within a 3-mile radius, households have expanded and the renter pool is more diverse, supporting demand depth for multifamily product.
Vintage considerations matter here. The asset’s 1972 construction is older than the neighborhood’s average 1989 stock, suggesting potential value-add through exterior/interior upgrades and targeted system replacements, while competing against newer properties may require selective modernization. Affordability context is favorable for retention: neighborhood rent-to-income levels are low, which can support collections and renewal rates, though it may temper near-term pricing power.
Safety context
Relative to the Dayton-Kettering metro, the neighborhood’s overall crime rank sits below the metro median (ranked 147 out of 228), and nationally it tracks below average safety levels. However, offense mix matters: violent offense rates benchmark above the national median, while property offenses are modestly better than national averages, signaling a mixed but not uniformly weak profile.
Year-over-year movements show volatility in estimated rates, so investors should monitor trend direction and sub-type composition rather than relying on a single data point. Underwriting can reflect this with prudent security, lighting, and site-visibility plans appropriate for a suburban asset.
Regional employers within commuting distance support renter demand and retention via diverse office and services roles. Notable names include Waste Management, Anthem, AK Steel, Humana, and Duke Energy.
- Waste Management — corporate offices (22.9 miles)
- Anthem Inc Mason Campus II — corporate offices (27.2 miles)
- AK Steel Holding — corporate offices (29.3 miles) — HQ
- Humana Pharmacy Solutions — corporate offices (30.5 miles)
- Duke Energy — corporate offices (32.6 miles)
This 38-unit asset offers a clear value-add path in a neighborhood where occupancy is exceptionally tight at the neighborhood level and schools are top-tier, supporting leasing stability and renewal potential. According to CRE market data from WDSuite, the submarket’s low rent-to-income context favors retention, while the owner-leaning immediate area suggests steady communities and a renter base supplemented by growth within a 3-mile radius.
Built in 1972, the property is older than much of the surrounding 1980s-era stock, creating room for strategic upgrades to improve competitive positioning against newer assets. Investors should balance the upside from renovations and strong neighborhood fundamentals with prudent allowances for safety trend monitoring and amenity draw from broader retail nodes.
- Tight neighborhood occupancy and top-rated schools support durable leasing
- 1972 vintage offers value-add potential through targeted renovations
- Low rent-to-income context favors renewal and collections management
- Growing 3-mile household base expands the tenant pool
- Risks: safety-rate volatility and limited immediate amenity mix