| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Fair |
| Demographics | 37th | Poor |
| Amenities | 30th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6851 Brandt Pike, Dayton, OH, 45424, US |
| Region / Metro | Dayton |
| Year of Construction | 1978 |
| Units | 26 |
| Transaction Date | 1988-07-20 |
| Transaction Price | $3,500,000 |
| Buyer | REALMARK-WAYNE L L C |
| Seller | --- |
6851 Brandt Pike Dayton Value-Add Multifamily Opportunity
Stabilized neighborhood occupancy and a predominantly owner-occupied area point to steady renter demand, according to WDSuite’s CRE market data, while 1978 vintage suggests clear renovation and operational upside.
This inner-suburb location in Dayton balances everyday convenience with suburban housing patterns that favor ownership over renting. Neighborhood renter concentration is modest, which typically supports steady leasing and retention for well-managed assets rather than rapid lease-ups. At the neighborhood level, occupancy trends are above national averages, based on commercial real estate analysis from WDSuite, indicating demand support for multifamily operators.
Amenities are mixed. Cafes score in the top quartile nationally, signaling some nearby third places and service nodes, while grocery, park, and pharmacy densities are limited within the neighborhood footprint. Average school ratings trend below national medians, which can influence unit mix positioning and marketing but does not preclude strong performance for workforce-oriented housing.
Construction in the area skews newer than this asset (average neighborhood vintage is more recent than 1978). The property’s older vintage points to potential value-add through targeted renovations and systems upgrades to compete against younger comparables, with capex planning as a core underwriting assumption.
Within a 3-mile radius, population and households have inched higher in recent years and are projected to grow further, with rising incomes and a meaningful increase in households expected over the next five years. This trajectory broadens the tenant base and can support occupancy stability and measured rent growth for competitively priced units.
Home values in the surrounding area are relatively accessible by national standards, which can create some competition from ownership options. For multifamily owners, this typically places a premium on value, management efficiency, and renewal execution to sustain pricing power and reduce turnover.
Safety indicators are mixed in the Dayton-Kettering metro context. The neighborhood’s crime rank sits in the lower half among 228 metro neighborhoods, indicating conditions that are below the metro median. Nationally, overall safety percentiles are also below average, though violent and property offense rates align closer to mid-national levels. Recent year-over-year changes show a noticeable uptick, so investors should underwrite with prudent security and lighting improvements and monitor trends over time rather than relying on single-year readings.
Regional employment access is supported by a mix of corporate services and industrial employers within commuting range, which can aid tenant retention for workforce housing. The nearby base includes Waste Management, Staples, Anthem, AK Steel Holding, and Humana Pharmacy Solutions.
- Waste Management — environmental services (15.5 miles)
- Staples Fulfillment Center — distribution (37.9 miles)
- Anthem Inc Mason Campus II — health insurance offices (38.9 miles)
- AK Steel Holding — steel manufacturing (40.0 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (41.3 miles)
6851 Brandt Pike is a 1978-vintage, small-footprint multifamily asset positioned in an inner-suburban neighborhood where renter demand is supported by above-average national occupancy and a moderate renter concentration. The vintage creates an actionable value-add path through unit modernization, building systems, and curb appeal—especially relevant against a neighborhood stock that trends newer. According to CRE market data from WDSuite, the local renter base is steady rather than transient, suggesting a playbook focused on renewal management, expense control, and selective upgrades to drive NOI.
Within a 3-mile radius, population and households are expected to rise, with incomes trending higher and a projected increase in households that expands the tenant pool. While ownership remains attainable locally—implying some competitive pressure from for-sale housing—this dynamic can reinforce demand for well-priced, efficient units. Given the property’s compact average unit size, operators can target price-sensitive renters seeking functional space with predictable operating costs.
- Above-national neighborhood occupancy supports income stability and renewal-driven performance
- 1978 vintage offers clear value-add levers across interiors and building systems
- 3-mile radius shows rising incomes and projected household growth, expanding the renter pool
- Compact average unit sizes position the asset for budget-conscious renters seeking efficiency
- Risks: below-median school ratings, limited neighborhood grocery/park access, and mixed safety trends require prudent underwriting and asset management