| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Fair |
| Demographics | 37th | Poor |
| Amenities | 30th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6747 Brandt Pike, Dayton, OH, 45424, US |
| Region / Metro | Dayton |
| Year of Construction | 1979 |
| Units | 41 |
| Transaction Date | 2013-08-28 |
| Transaction Price | $512,300 |
| Buyer | COMMUNITY ACTION PARTNERSHIP OF THE GREA |
| Seller | VILLAGE PARK LTD |
6747 Brandt Pike Dayton Value-Add Multifamily
Neighborhood occupancy trends remain solid and rent levels track near national medians, according to WDSuite’s CRE market data, pointing to stable demand with room for operational upside. Investors should note the area’s relatively low renter concentration, which can temper pricing power but support retention through affordability.
The property sits in an Inner Suburb of the Dayton–Kettering metro where neighborhood fundamentals are mixed but serviceable for workforce-oriented rentals. Amenity access is above the metro median (rank 110 of 228), with cafés and childcare density comparing well nationally, while grocery, parks, restaurants, and pharmacies are sparse nearby. For investors, that typically supports day-to-day convenience but may require residents to travel slightly farther for certain errands.
Neighborhood occupancy is 93.5% (neighborhood-level, not property-specific) and sits above the national median, based on commercial real estate analysis from WDSuite. Rents in the neighborhood are near the national midpoint, and the rent-to-income ratio around 0.14 indicates manageable affordability — a dynamic that can aid lease retention and steady collections.
Tenure patterns show a lower renter concentration at the neighborhood level (share of housing units that are renter-occupied is modest), which implies a thinner multifamily tenant base but often less turnover pressure. Within a 3-mile radius, demographics point to gradual population growth historically and a projected increase by 2028, with a notable rise in total households and smaller average household sizes. This broadens the pool of potential renters over time and can support occupancy stability for well-positioned product.
The asset’s 1979 vintage is older than the neighborhood’s average construction year (1990). For investors, that typically signals capital planning needs but also clear value-add potential — modernizations can sharpen competitive positioning against newer stock while capturing demand from households prioritizing attainable rents.
Ownership costs in the neighborhood are comparatively low (home values sit in lower national percentiles and the value-to-income ratio is modest). That context can create competition from ownership alternatives, yet it also reinforces the role of well-priced rentals as accessible options, supporting leasing velocity when units are positioned correctly.
Safety indicators for the neighborhood are mixed relative to the Dayton–Kettering metro and the nation. Overall crime ranks in the lower tier of the metro (rank 162 among 228 neighborhoods), and national positioning is below average. At the same time, recent estimates place violent and property offense rates around the middle of U.S. neighborhoods, suggesting conditions are not among the worst nationally but warrant routine monitoring.
Year-over-year estimates indicate pronounced volatility in reported offense rates. For investors, the takeaway is to track trend direction via current local data, align property operations with proactive security measures, and underwrite with conservative assumptions rather than block-level conclusions.
Regional employers within commuting distance help support renter demand, particularly for workforce housing. Notable nearby employment nodes include waste services, insurance, healthcare, and energy utilities offices listed below.
- Waste Management — waste services (15.7 miles)
- Staples Fulfillment Center — distribution & logistics (38.0 miles)
- Anthem Inc Mason Campus II — health insurance offices (38.7 miles)
- AK Steel Holding — metals & manufacturing (39.8 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (41.2 miles)
6747 Brandt Pike offers a pragmatic value-add angle: an older 1979-vintage asset positioned in a neighborhood where occupancy is steady and rents sit near national midpoints. According to CRE market data from WDSuite, local rent-to-income levels indicate manageable affordability, supporting retention and consistent collections, while the broader 3-mile radius shows rising household counts and smaller household sizes that can expand the renter pool over the next several years.
Counterbalancing factors include a modest neighborhood renter concentration and comparatively accessible homeownership, which can limit outsized pricing power. These dynamics argue for disciplined renovations, competitive amenities, and operational execution to capture durable demand rather than relying on aggressive rent lifts.
- 1979 vintage supports a clear value-add program to enhance competitiveness versus newer stock
- Neighborhood occupancy is solid, aiding income stability when paired with effective leasing
- 3-mile household growth and smaller household sizes point to a broader renter base
- Affordability (rent-to-income near mid-range) supports retention and steady collections
- Risk: lower renter concentration and accessible ownership may temper pricing power; underwrite conservatively