| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 32nd | Poor |
| Demographics | 56th | Good |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 401 N Butter St, Germantown, OH, 45327, US |
| Region / Metro | Germantown |
| Year of Construction | 2005 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
401 N Butter St Germantown Multifamily Investment
Neighborhood occupancy sits near the national top third, supporting steady leasing fundamentals for a 2005-vintage asset, according to WDSuite's CRE market data.
Germantown’s neighborhood context skews rural with a B-rated profile within the Dayton-Kettering metro. Neighborhood occupancy is 94.1% (ranked 116 of 228 locally), placing it roughly in the national top third for stability. For investors, that indicates resilient tenancy even as leasing cycles shift.
Amenities are limited nearby—cafes and grocery options are sparse—while parks and pharmacies track closer to the national middle-to-upper ranges. Average school ratings sit above the national median, which can support family-oriented renter retention even with modest retail density.
Renter concentration at the neighborhood level is relatively low, indicating a predominantly owner-occupied area today. However, demographics aggregated within a 3-mile radius show recent population and household growth with projections for a larger household base over the next five years. That expansion points to a gradually widening tenant pool and supports occupancy stability for smaller multifamily properties.
Homeownership costs are comparatively accessible in this part of Montgomery County, which can temper near-term pricing power for rentals. At the same time, neighborhood rent-to-income levels appear manageable, implying scope for disciplined rent optimization without overextending affordability and aiding lease retention.
Vintage matters: the neighborhood’s housing stock skews older (average construction year 1943; rank 183 of 228), so a 2005-built property can compete well versus older comparables. Investors should still underwrite mid-life systems and common-area updates for positioning, but the age advantage can reduce immediate capex exposure relative to legacy assets.
Comparable neighborhood-level crime benchmarks are not available in WDSuite for this area. Investors typically pair city and county trendlines with property-level practices (lighting, access control, management oversight) and compare against peer Dayton-Kettering neighborhoods to contextualize resident experience and retention risk.
Within the broader Dayton–Cincinnati commute shed, nearby corporate nodes in steel, insurance/financial services, utilities, and healthcare support diversified employment that can reinforce renter demand and retention.
- AK Steel Holding — steel (21.7 miles) — HQ
- Anthem Inc Mason Campus II — insurance/services (22.7 miles)
- Humana Pharmacy Solutions — healthcare/services (23.0 miles)
- Duke Energy — utilities (23.1 miles)
- Cincinnati Financial — insurance (24.5 miles) — HQ
This 24-unit property built in 2005 competes against an older local housing stock, offering a relative edge in curb appeal and building systems. Neighborhood occupancy of 94.1% has been steady and sits around the national top third, supporting leasing durability and collections consistency. Based on CRE market data from WDSuite, the surrounding 3-mile area shows recent population and household growth with projections for further expansion, pointing to a gradually deepening renter pool.
Renter-occupied share is comparatively low today, so underwriting should assume measured lease-up and a focus on retention. Ownership costs are relatively accessible for the metro, which can moderate rent growth; however, rent-to-income levels suggest room for disciplined rent optimization. As a mid-2000s vintage asset, investors should budget for selective mid-life system replacements and common-area upgrades to sustain competitive positioning versus older comparables.
- 2005 construction offers a competitive edge over older neighborhood stock with manageable mid-life capex planning.
- Neighborhood occupancy at 94.1% supports stable cash flow and tenant retention.
- 3-mile population and household growth expands the prospective renter base over the medium term.
- Rent-to-income levels indicate potential for measured rent optimization while maintaining affordability.
- Risk: limited nearby amenities and a smaller renter base today may temper short-term rent growth and lease-up velocity.