| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 26th | Poor |
| Demographics | 36th | Poor |
| Amenities | 10th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5900 MacDuff Dr, Dayton, OH, 45426, US |
| Region / Metro | Dayton |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | 2025-07-07 |
| Transaction Price | $1,940,000 |
| Buyer | SJRH OHIO WINDSOR LLC |
| Seller | WINDSOR TROTWOOD LLC |
5900 MacDuff Dr Dayton 24-Unit Multifamily Investment
Positioned in a renter base that skews to roughly one‑third renter-occupied units, the submarket shows softer neighborhood occupancy and leans toward hands-on leasing and operations, according to WDSuite’s CRE market data. Investors should underwrite to operational execution while leveraging relatively accessible rents to support retention.
The property sits in a Dayton-Kettering, OH neighborhood characterized as more rural with limited retail and service density. Amenity coverage trends in the lower national percentiles, which points to a quieter setting rather than a destination for dining and retail. Average school ratings in the area trend below national norms; investors should weigh this against workforce demand drivers and commute patterns instead of family-preference positioning.
Multifamily fundamentals show mixed signals. Neighborhood occupancy is weaker and has trended down over the last five years, indicating the need for active leasing strategy and renewal management. At the same time, renter-occupied housing comprises about one-third of units locally, suggesting a meaningful tenant pool for small and mid-scale assets. Median contract rents are on the lower side for the metro but have posted growth over the last cycle, which can aid lease-up velocity if pricing is set prudently.
Vintage context matters: constructed in 1972, the asset is slightly newer than the neighborhood’s average vintage (late 1960s). That positions the building to compete against older stock, though investors should still plan for aging systems, common-area refreshes, and selective in-unit updates to strengthen rent positioning.
Demographics aggregated within a 3-mile radius show a small decline in total population over the past five years alongside a slight increase in household count, pointing to smaller average household sizes. Looking ahead, projections call for a further dip in population but a notable increase in households, which can expand the renter pool and support occupancy stability for well-managed assets. Income levels have risen meaningfully and are projected to continue improving, which can sustain demand for quality rental options.
For investors, the homeownership landscape is relatively accessible by national standards, which can add competition from entry-level ownership. However, modest rent levels and a rent-to-income profile that implies limited affordability pressure can support lease retention and measured pricing power when upgrades elevate the offering.
Safety indicators are mixed when viewed across geographies. Nationally, violent-offense metrics place the neighborhood in a stronger safety tier (around the upper quartiles nationwide), while recent property-offense trends have moved higher year over year. Within the Dayton-Kettering metro, conditions can vary by block and over time; investors should incorporate routine security measures, lighting, and site-level monitoring into operations and review current police and community reports as part of diligence.
Regional employment is diversified, with access to corporate services and industrial employers that can underpin workforce housing demand and retention. Nearby anchors include Waste Management, AK Steel Holding, Anthem Inc Mason Campus II, Duke Energy, and Humana Pharmacy Solutions.
- Waste Management — environmental services (25.6 miles)
- AK Steel Holding — steel manufacturing (35.4 miles) — HQ
- Anthem Inc Mason Campus II — insurance (36.0 miles)
- Duke Energy — utilities (36.4 miles)
- Humana Pharmacy Solutions — healthcare services (36.8 miles)
This 24-unit asset offers an attainable rent profile within a neighborhood that maintains a meaningful renter base but exhibits softer occupancy, favoring investors with strong leasing and renewal execution. According to CRE market data from WDSuite, local rents sit at accessible levels, supporting lease-up velocity and retention, while household growth in the 3-mile radius is projected to outpace population trends, implying a larger tenant base even as average household size declines.
Built in 1972, the property is slightly newer than the neighborhood’s average vintage, positioning it competitively versus older stock. A targeted value-add plan—focused on systems, common areas, and selective interiors—can capture rent differentials while remaining mindful of amenity-light surroundings and below-metro occupancy that require conservative underwriting and active management.
- Accessible rent levels support retention and measured pricing power
- 3-mile household growth outlook expands the renter pool despite flat-to-down population
- 1972 vintage provides a competitive edge versus older neighborhood stock with value-add potential
- Proximity to regional employers underpins workforce demand and leasing stability
- Risks: below-metro neighborhood occupancy and amenity-light setting require hands-on operations