| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 26th | Poor |
| Demographics | 36th | Poor |
| Amenities | 10th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5 Belle Meadows Dr, Dayton, OH, 45426, US |
| Region / Metro | Dayton |
| Year of Construction | 1974 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5 Belle Meadows Dr, Dayton Multifamily Value-Add Potential
1974 garden-style asset with compact units in a lower-density submarket; according to WDSuite’s CRE market data, neighborhood occupancy trails the metro, pointing to operational upside for experienced operators.
The property sits in a rural-leaning pocket of the Dayton-Kettering metro where retail, groceries, and cafes are limited, so residents rely on nearby corridors for daily needs. Neighborhood schools score below most areas nationally, which can influence tenant mix and leasing strategy for family renters.
At the neighborhood level (not the property), occupancy is below the metro median based on WDSuite’s readings, and the area ranks 213 out of 228 Dayton-Kettering neighborhoods for occupancy, indicating a softer baseline that places a premium on active leasing and retention. Renter-occupied housing makes up roughly one-third of units locally, suggesting a smaller but defined tenant base for multifamily demand.
The asset’s 1974 vintage is slightly newer than the neighborhood’s average construction year, which often implies near- to medium-term capital planning for systems and interiors. Given the smaller average unit size, positioning toward cost-conscious renters or workforce tenants can help sustain absorption and reduce downtime.
Within a 3-mile radius, households have inched up even as population has edged lower, and WDSuite’s outlook points to additional household growth alongside smaller average household sizes. Rising local incomes and a favorable rent-to-income backdrop support pricing power while still requiring careful lease management in a value-focused submarket.
Safety indicators present a mixed picture. Compared with neighborhoods nationwide, violent-offense measures sit in the top quartile for safety (around the 79th percentile), and overall crime benchmarks trend modestly above the national median (roughly the 59th percentile). However, within the Dayton-Kettering metro’s 228 neighborhoods, the area’s crime ranking is in the lower fifth, signaling weaker relative performance locally and underscoring the importance of on-site security practices and resident screening.
Recent trends are also mixed: WDSuite data shows violent incidents improving year over year, while property-related offenses have seen an uptick. Investors should underwrite with conservative assumptions for security, lighting, and community standards, and monitor neighborhood-level trends rather than block-level variation.
Regional employers within commuting range support workforce housing dynamics here, with proximity to operations in waste services, metals, health insurance, energy, and healthcare administration that can aid leasing stability. The list below reflects key nodes that help shape commuter demand.
- Waste Management — environmental services (25.8 miles)
- AK Steel Holding — metals manufacturing (34.6 miles) — HQ
- Anthem Inc Mason Campus II — health insurance (35.2 miles)
- Duke Energy — energy services (35.7 miles)
- Humana Pharmacy Solutions — healthcare administration (36.0 miles)
This 80-unit, 1974 asset offers a straightforward value-add and operational execution story in a lower-density pocket of Dayton. Neighborhood occupancy sits below metro norms, but a defined renter base and a favorable rent-to-income profile indicate room to enhance retention and capture measured rent growth with upgrades to interiors and building systems. Based on commercial real estate analysis from WDSuite, household counts within a 3-mile radius are rising even as average household size trends smaller, supporting a steady renter pool for compact units.
The property’s smaller average unit size supports positioning toward value-oriented renters and workforce tenants, while capital investments can improve competitiveness against older local stock. Underwriting should account for modest amenity coverage, school quality considerations, and mixed safety readings at the metro-comparison level, with emphasis on professional management, security, and marketing to stabilize occupancy.
- Clear value-add path for a 1974 vintage asset via unit and systems upgrades
- Favorable rent-to-income dynamics support pricing power with measured increases
- 3-mile household growth and smaller household sizes sustain a consistent renter pool
- Risks: below-metro neighborhood occupancy, limited nearby amenities, and mixed safety metrics require active management