| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 33rd | Poor |
| Demographics | 36th | Poor |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 570 Saint Paul Ave, Dayton, OH, 45410, US |
| Region / Metro | Dayton |
| Year of Construction | 1991 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
570 Saint Paul Ave Dayton Multifamily Investment Thesis
Neighborhood occupancy trends point to stable renter demand and manageable pricing power, according to WDSuite’s CRE market data. The investment angle centers on a solid renter base and relative positioning against older nearby stock.
The property sits in Dayton’s Inner Suburb (C+ neighborhood rating) where occupancy is around the national midpoint and has improved in recent years. Roughly half of housing units are renter-occupied, a renter concentration that is high compared with neighborhoods nationwide, which supports depth of tenant demand for a 50-unit asset.
Vintage matters: built in 1991, the asset is newer than the area’s older housing stock (the neighborhood’s average construction year trends to the early 20th century). That positioning should help competitiveness versus legacy product, though investors should plan for selective modernization and aging-system updates typical of 1990s construction.
Local livability is mixed. Restaurant density is competitive for the metro while parks and pharmacies test well versus national peers, but grocery, café, and childcare options are thinner within the immediate neighborhood. Average school ratings in the area trend below national norms, which may influence family retention and unit mix strategy.
Demographic indicators within a 3-mile radius show modest population growth and a recent increase in households, pointing to a larger tenant base over time. Rising incomes in the area, together with a rent-to-income profile near balanced levels, can support occupancy stability; however, relatively low area home values suggest a more accessible ownership market that could create competition for renters at certain price points.
Safety conditions are mixed relative to national benchmarks. Overall crime levels are below the national median for safety (i.e., less favorable than average), and the neighborhood ranks 127 out of 228 in the Dayton-Kettering metro for crime, indicating more incidents than many peer neighborhoods. That said, recent trends show improvement, with both property and violent offense rates declining year over year, which is a constructive directional signal for investors monitoring stability.
The broader Dayton–Cincinnati commuter shed provides access to a diversified employment base that can support renter demand and retention. Notable employers within commuting range include Waste Management, Anthem Inc., AK Steel Holding, Humana Pharmacy Solutions, and Duke Energy.
- Waste Management — environmental services (21.2 miles)
- Anthem Inc Mason Campus II — insurance (31.4 miles)
- AK Steel Holding — steel manufacturing (32.5 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (33.8 miles)
- Duke Energy — utilities (35.0 miles)
This 1991-vintage, 50-unit asset is positioned against an older neighborhood stock, offering relative competitiveness while leaving room for targeted value-add through common-area and system updates. Neighborhood renter concentration is high versus national peers, and occupancy sits near the national midpoint with recent improvement, supporting demand stability. Based on CRE market data from WDSuite, local amenities skew toward restaurants, parks, and pharmacies, with thinner daily-needs retail—useful context for marketing and leasing strategy.
Within a 3-mile radius, modest population growth and an increase in households point to gradual renter pool expansion. Rising incomes and a rent-to-income profile near balanced levels offer room for disciplined rent management, though relatively low home values in the area may introduce competition from ownership at certain price points. Safety trends have improved year over year, but investors should continue to monitor neighborhood crime relative to metro alternatives.
- Relative competitive edge versus older neighborhood stock with 1991 construction
- High renter-occupied share supports depth of tenant demand and occupancy stability
- Amenities favor restaurants, parks, and pharmacies; leverage in leasing strategy
- Growing households within 3 miles indicate gradual renter pool expansion
- Risks: below-average school ratings, thinner daily-needs retail, and ownership competition given lower home values