| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 69th | Best |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6790 River Downs Dr, Dayton, OH, 45459, US |
| Region / Metro | Dayton |
| Year of Construction | 1987 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6790 River Downs Dr Dayton 30-Unit Multifamily Investment
Neighborhood occupancy is competitive among Dayton-Kettering submarkets and supports stable leasing, according to WDSuite’s CRE market data. This stability at the neighborhood level can help underpin predictable performance for an efficiently sized asset.
Situated in Dayton’s inner suburb fabric, the property benefits from a neighborhood rated A and ranked 16 out of 228 within the Dayton-Kettering metro—competitive among metro neighborhoods. Local renter-occupied share is in the mid-40% range, indicating a meaningful renter concentration that supports multifamily demand depth rather than one-off leasing spikes.
Amenity access is serviceable for a suburban location: restaurants and cafés rank in the stronger tiers metro-wide (both inside the competitive range), childcare density also rates competitively, and grocery access sits around the middle of the pack. Park and pharmacy counts are limited locally, which may modestly affect walkable lifestyle appeal; investors should weigh this against drive-time convenience typical of inner suburbs.
Within a 3-mile radius, recent population and household growth, coupled with a gradual decline in household size, point to a larger tenant base and steady demand for smaller-format apartments. Forward-looking projections within this radius indicate additional household expansion, which can support occupancy stability and renewal prospects over time.
Median contract rents in the neighborhood have trended upward over the past five years while remaining aligned with income levels (rent-to-income sits below one-fifth), suggesting manageable affordability pressure that can aid retention. Ownership costs are moderate for the region, which may create some competition from for-sale options, but also suggests balanced pricing power for well-maintained rentals. The property’s 1987 vintage is slightly newer than the neighborhood’s average stock, supporting competitive positioning versus older assets while still warranting targeted updates to systems and finishes for leasing advantage.
Safety indicators are mixed. The neighborhood’s overall crime standing trails the national median and falls below the metro average (ranked in the lower tier among 228 metro neighborhoods). However, recent violent and property offense rates align closer to national midranges. One-year volatility in reported offense rates has been elevated, so investors may want to review property-level security measures and recent local enforcement trends as part of diligence.
A practical takeaway: underwrite consistent operating practices—lighting, access controls, and coordination with local management—rather than relying on short-term fluctuations, and benchmark performance against comparable inner-suburban assets across the Dayton-Kettering region.
Regional employers within commuting distance bolster the renter pool, especially among households willing to trade longer drives for value. Nearby concentrations include insurance, healthcare services, utilities, environmental services, and advanced manufacturing—industries reflected below.
- Anthem Inc Mason Campus II — insurance/healthcare administration (24.9 miles)
- Waste Management — environmental services (25.2 miles)
- AK Steel Holding — steel manufacturing (26.9 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (28.2 miles)
- Duke Energy — utilities (30.3 miles)
This 30-unit, smaller-format multifamily asset is positioned in a competitively ranked inner-suburban neighborhood where occupancy levels are strong relative to the metro, supporting leasing stability and renewal potential. Based on CRE market data from WDSuite, neighborhood rents have risen alongside incomes, maintaining moderate rent-to-income levels that can help sustain retention without overextending residents.
The 1987 vintage is slightly newer than the local average, offering an edge versus older stock while leaving room for targeted value-add—modernizing interiors and building systems to capture demand from a growing 3-mile household base. Ownership costs in the area are moderate, so execution should emphasize product differentiation and management to preserve pricing power against for-sale alternatives.
- Competitive neighborhood rank and strong occupancy support stable leasing
- Growing 3-mile household base expands the tenant pool
- Moderate rent-to-income dynamics aid renewal and retention strategy
- 1987 vintage enables targeted value-add to outcompete older stock
- Risks: below-metro-average safety signals and limited parks/pharmacies; maintain operating controls and focus on product differentiation