| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 70th | Best |
| Amenities | 25th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7847 Lois Cir, Dayton, OH, 45459, US |
| Region / Metro | Dayton |
| Year of Construction | 1988 |
| Units | 110 |
| Transaction Date | 2019-05-08 |
| Transaction Price | $12,823,000 |
| Buyer | UNITED CHURCH HOMES INC |
| Seller | SH THIRTY FIVE PROPCOWATERFORD LLC |
7847 Lois Cir Dayton Multifamily, 110-Unit Investment
Neighborhood occupancy is strong and renter demand appears durable for workforce housing, according to WDSuite’s CRE market data. The asset’s positioning in Dayton’s inner suburbs suggests stable leasing with measured pricing power.
Situated in Dayton’s Inner Suburb profile (A- neighborhood rating among 228 metro neighborhoods), the location shows occupancy stability with neighborhood occupancy in the top decile nationally, supporting lower downtime and steadier cash flow for multifamily investors. Renter concentration in the neighborhood is in the mid-40% range, indicating a sizable renter-occupied base that can underpin demand for smaller-format units.
Daily-needs access is a relative strength: grocery availability ranks competitively (19 out of 228 metro neighborhoods), while restaurants are solidly above average. By contrast, parks, cafes, childcare, and pharmacies are sparse within the immediate neighborhood, which may modestly affect lifestyle appeal but is typical for many inner-suburban pockets.
Within a 3-mile radius, demographics point to a broad and diverse tenant pool, with recent population and household increases and projections indicating further growth in households over the next five years. This trend suggests a larger tenant base ahead, supportive of occupancy stability and leasing velocity. Median household incomes have risen, and neighborhood rent-to-income levels remain manageable, which can aid retention and reduce turnover risk under standard lease management.
Home values in the area sit in a mid-range context for the region. In practice, this means ownership is attainable for some households, so well-executed amenities, maintenance, and management will matter for renter retention. At the same time, rising home values and steady rents can sustain the rental market’s relevance, especially for studios and smaller formats. These local dynamics align with investor takeaways from multifamily property research while keeping focus on underwriting discipline rather than hype.
Safety indicators are mixed but generally competitive for the metro. The neighborhood’s crime rank is 71 out of 228 Dayton–Kettering neighborhoods, which is competitive among Dayton–Kettering neighborhoods. Compared with neighborhoods nationwide, violent and property offense measures sit above the national median (safer than average). Recent year-over-year changes have shown some uptick, so investors should incorporate routine security and lighting upgrades and monitor trends during hold.
Regional employment anchors within commuting range support renter demand, with corporate offices concentrated to the south and southeast. Notable nearby employers include Anthem, AK Steel, Humana Pharmacy Solutions, Duke Energy, and Cincinnati Financial, which broaden the white-collar and operations employment base that can help stabilize leasing.
- Anthem Inc Mason Campus II — corporate offices (23.3 miles)
- AK Steel Holding — corporate offices (24.3 miles) — HQ
- Humana Pharmacy Solutions — corporate offices (25.6 miles)
- Duke Energy — corporate offices (27.1 miles)
- Cincinnati Financial — corporate offices (28.1 miles) — HQ
Built in 1988, the property is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while still benefiting from targeted modernization (exteriors, common areas, and mechanicals) to enhance rentability. Neighborhood occupancy stands among the strongest in the metro and well above national norms, a signal—based on CRE market data from WDSuite—of durable demand and reduced downtime risk. A mid-40% share of renter-occupied housing units and rising incomes further reinforce depth of the tenant base for smaller-format units.
Within a 3-mile radius, recent growth and projections for additional households point to renter pool expansion that can support lease-up and renewal performance. Home values are mid-range locally, suggesting some competition from ownership; however, manageable rent-to-income levels support retention and pricing discipline when paired with proactive asset management.
- High neighborhood occupancy supports leasing stability and limits downtime
- 1988 vintage offers competitive positioning with value-add modernization potential
- Expanding 3-mile household base indicates a larger tenant pool over the hold
- Manageable rent-to-income dynamics aid renewal rates and pricing control
- Risks: limited nearby parks/cafes and modest safety upticks; active management and capex planning recommended