| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 26th | Poor |
| Demographics | 36th | Poor |
| Amenities | 10th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5540 Autumn Leaf Dr, Dayton, OH, 45426, US |
| Region / Metro | Dayton |
| Year of Construction | 1977 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5540 Autumn Leaf Dr Dayton Workforce-Oriented Multifamily
Neighborhood data points to a moderate renter base and relatively manageable rent-to-income levels that can support tenant retention, according to WDSuite s CRE market data.
Situated in a Rural pocket of Montgomery County, the property sits in a neighborhood that rates D and ranks 217 out of 228 in the Dayton-Kettering metro, indicating weaker overall fundamentals versus most metro peers. Amenity density is thin (few cafes, groceries, or pharmacies nearby), while park access trends closer to the middle of national comparisons. These dynamics suggest residents prioritize value and space over walkable retail, so marketing should lean into convenience to major roads and essential services rather than lifestyle retail.
Neighborhood occupancy is below the metro median (ranked 213 of 228), which calls for conservative lease-up and renewal assumptions. However, renter-occupied housing share is competitive among Dayton-Kettering neighborhoods (ranked 102 of 228), signaling a meaningful tenant base for small multifamily. Median contract rents sit below the metro median, which can underpin demand from cost-conscious renters but may moderate immediate pricing power.
The property s vintage is 1977, a bit newer than the local average construction year (1969). For investors, this can reduce near-term capital exposure relative to older stock, while still leaving room for targeted value-add through interiors, common areas, and system upgrades as appropriate to current standards.
Within a 3-mile radius, demographics show a slight population decline over the past five years with households roughly steady historically and projected to increase through 2028. The forecast indicates more households even as total population contracts, pointing to smaller household sizes and potential stabilization or expansion of the renter pool. Median household incomes in the area have risen, which supports collections and renewal conversations, but home values are relatively accessible for the region, introducing some competition from entry-level ownership.
Safety indicators are mixed and should be underwritten thoughtfully. Compared with other Dayton-Kettering neighborhoods, crime ranks on the higher side (overall crime rank 35 out of 228, where a lower rank indicates more crime). In national context, the neighborhood trends somewhat safer than average overall (59th percentile nationally), with violent offense rates positioned in the stronger half of U.S. neighborhoods (79th percentile) but property offense dynamics showing recent volatility.
Year-over-year, violent incidents have eased while property-related measures have shown increases. For investors, practical mitigants include lighting, access controls, and resident screening, along with coordination with local law enforcement. Avoid block-level conclusions; evaluate property-specific security features and historical incident reports during diligence.
Employment access is anchored by regional corporate offices along the Dayton Cincinnati corridor, supporting renter demand through commute convenience to operations in waste services, metals, insurance, healthcare, and energy.
- Waste Management d waste services (25.3 miles)
- AK Steel Holding d metals & manufacturing (35.2 miles) d HQ
- Anthem Inc Mason Campus II d healthcare insurance (35.8 miles)
- Duke Energy d energy services (36.3 miles)
- Humana Pharmacy Solutions d healthcare services (36.6 miles)
- Cincinnati Financial d insurance (37.9 miles) d HQ
- Prudential Financial d financial services (39.5 miles)
- Kroger DCIC d corporate offices (40.8 miles)
This 24-unit asset (average unit size ~226 sq. ft.) skews small-format, aligning with value-focused renters seeking attainable price points. Neighborhood occupancy trails most Dayton-Kettering submarkets, so the thesis leans on affordability, renewal management, and targeted capex to drive steady NOI rather than aggressive rent lifts. According to CRE market data from WDSuite, rents sit below the metro median and the rent-to-income ratio trends manageable, supporting retention-oriented strategies while leaving select value-add upside through interior refreshes and common-area improvements.
Built in 1977, the property is newer than the local average vintage, providing relative competitiveness versus older area stock. Within a 3-mile radius, households are expected to rise even as population is projected to edge down, consistent with smaller household sizes and a potentially wider tenant base for compact units. Counterweights include limited neighborhood amenities, competition from more accessible ownership options, and crime readings that rank higher than many metro peers dall of which argue for disciplined underwriting and hands-on operations.
- Small-format units target value-seeking renters and support lease-up at attainable rents.
- 1977 vintage offers relative competitiveness with room for value-add upgrades.
- Household growth within 3 miles broadens the tenant pool despite flat-to-down population trends.
- Retention-focused strategy supported by below-metro median rents and manageable rent-to-income levels.
- Risks: below-median neighborhood occupancy, limited amenities, higher relative crime in metro context, and competition from ownership.