| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Good |
| Demographics | 65th | Good |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 95 W Wenger Rd, Englewood, OH, 45322, US |
| Region / Metro | Englewood |
| Year of Construction | 1997 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
95 W Wenger Rd Englewood Multifamily Investment
Neighborhood fundamentals indicate steady renter demand and occupancy that is competitive among Dayton-Kettering neighborhoods, according to WDSuite’s CRE market data. For investors, the area’s stability supports income durability while allowing room to execute thoughtful value-add and lease management strategies.
Englewood’s suburban setting offers daily-life convenience that supports tenant retention. Neighborhood amenity access trends above national norms — restaurants, pharmacies, parks, and cafes all index in the upper national percentiles — which typically reduces friction for leasing and renewals. Average school ratings sit modestly above national mid-range, a factor that can broaden the renter profile without relying solely on family demand.
Rents in the neighborhood track near U.S. mid-range levels, with median asking rents historically below many coastal and Tier-1 markets. With a rent-to-income profile around the national middle, operators can emphasize affordability management to sustain lease renewal momentum rather than pushing aggressive near-term rent growth. Home values are comparatively accessible in the metro context, which can introduce some competition from ownership; however, this dynamic also reinforces multifamily’s role as a flexible housing option, supporting stable occupancy and measured pricing power for well-run assets.
The property’s 1997 vintage is newer than the neighborhood’s average construction year of 1972. That relative youth can provide a competitive edge versus older local stock, while still leaving scope for targeted upgrades to systems, interiors, and common areas to drive rent premiums and operating efficiency.
At the neighborhood level, occupancy is strong and sits in the top quartile nationally, signaling healthy utilization of existing units. The neighborhood’s renter-occupied share is roughly one-third of housing units, indicating a meaningful, but not saturated, tenant base — a constructive backdrop for 48-unit operations focused on steady absorption and retention. Demographic statistics are aggregated within a 3-mile radius: recent years show a slight population dip alongside relatively stable household counts, and forward-looking estimates point to shifting household composition. For investors, this suggests the renter pool evolves more through household reconfiguration than raw population growth, which still supports occupancy stability for well-positioned, professionally managed assets.
Safety indicators for the neighborhood trend weaker than national averages, with rankings placing it below the median among Dayton-Kettering neighborhoods and in a lower national percentile. Year-over-year readings show volatility in reported incidents, underscoring the importance of active property-level measures such as lighting, access control, and community standards. For underwriting, a practical approach is to assume conservative marketing and operating plans that emphasize resident screening and on-site visibility.
Compared with the broader metro, these metrics position the area as more value-oriented rather than premium on safety. Investors typically mitigate this through operational best practices and by highlighting convenience and property upkeep, which can help sustain leasing velocity and retention even when neighborhood safety trends are mixed.
Regional employment is diversified across corporate services, insurance, energy, and healthcare administration, providing a broad commuter base that supports renter demand and helps stabilize leasing. Key employers within commuting range include the following:
- Waste Management — environmental services (24.5 miles)
- AK Steel Holding — steel manufacturing (37.6 miles) — HQ
- Anthem Inc Mason Campus II — insurance & healthcare services (38.2 miles)
- Duke Energy — utilities (38.7 miles)
- Humana Pharmacy Solutions — healthcare services (39.0 miles)
This 48-unit asset, built in 1997, competes favorably against older neighborhood stock while offering clear pathways for selective upgrades to enhance rent positioning and operating efficiency. Neighborhood occupancy trends are strong on a national basis, and amenity access scores support day-to-day livability — constructive drivers for retention and stable cash flow. According to CRE market data from WDSuite, the area’s rent levels and rent-to-income profile indicate room to prioritize renewal capture and resident experience over aggressive short-term rent pushes.
Investor considerations include a renter-occupied share near one-third of local housing units, which suggests durable but not overbuilt rental demand, and safety metrics that trail national norms, warranting attentive on-site practices. Homeownership remains comparatively accessible in the metro, so positioning the asset with upgraded finishes, reliability, and responsive management can help defend occupancy and modest pricing power versus entry-level ownership alternatives.
- 1997 vintage offers competitive positioning versus older neighborhood stock with targeted value-add potential
- Strong neighborhood occupancy and solid amenity access support retention and income durability
- Balanced rent-to-income profile favors renewal capture and steady cash flows
- Risk: safety metrics below national averages call for robust operations and resident engagement
- Risk: accessible ownership options require competitive unit finishes and service to sustain pricing