| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Good |
| Demographics | 50th | Fair |
| Amenities | 50th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 75 N Gebhart Church Rd, Miamisburg, OH, 45342, US |
| Region / Metro | Miamisburg |
| Year of Construction | 1977 |
| Units | 24 |
| Transaction Date | 2006-03-27 |
| Transaction Price | $912,400 |
| Buyer | EMBARK PROPERTIES LLC |
| Seller | B & L ENTERPRISES OF OHIO LLC |
75 N Gebhart Church Rd Miamisburg 24-Unit Multifamily
Neighborhood occupancy sits in the top quartile among 228 metro neighborhoods, pointing to steady leasing conditions according to CRE market data from WDSuite.
This B+ rated suburban pocket of Miamisburg shows durable renter demand, with neighborhood occupancy ranking in the top quartile among 228 Dayton-Kettering neighborhoods. Median rent levels track near metro norms while the rent-to-income ratio around 0.15 indicates manageable affordability pressure, supporting retention and pricing discipline for stabilized assets.
Within a 3-mile radius, population and household counts have grown, and forecasts point to further expansion of the tenant base, which supports occupancy stability over a multi-year hold. Renter-occupied housing represents roughly two-fifths of units in this radius, indicating a sufficiently deep pool for small to mid-size multifamily assets.
Daily conveniences are accessible: grocery and pharmacy presence score above national midpoints, and café density is competitive versus peers. However, limited parks and restaurant density suggest residents rely on nearby corridors for recreation and dining, which investors should consider when positioning amenities and marketing.
The asset’s 1977 vintage is newer than the neighborhood’s average construction year (1963). That relative youth can aid competitive positioning versus older stock, though investors should still plan for system updates and select renovations to meet current renter expectations.
Safety indicators sit around the national midpoint overall (approximately the 52nd percentile nationally). Relative to the Dayton-Kettering metro, the neighborhood is competitive, and recent trends show a meaningful decline in estimated property offenses over the past year, while violent offenses ticked up modestly. Investors should underwrite to these mixed signals, monitor trendlines, and align on-site practices with regional norms.
Regional corporate anchors within commuting range support a stable workforce renter base, with proximity to insurance, metals, energy, and healthcare services employers noted below.
- Anthem Inc Mason Campus II — insurance services (23.1 miles)
- AK Steel Holding — metals & manufacturing (23.6 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (24.9 miles)
- Duke Energy — utilities (26.0 miles)
- Cincinnati Financial — insurance (27.2 miles) — HQ
This 24-unit property benefits from high neighborhood occupancy and a renter base supported by steady population and household growth within a 3-mile radius. Median home values in the area are moderate for Ohio, which, paired with a measured rent-to-income profile, helps sustain renter reliance on multifamily housing and supports lease retention. According to CRE market data from WDSuite, the neighborhood’s occupancy performance outpaces many metro peers, reinforcing the case for stable operations.
Constructed in 1977, the asset is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while still presenting scope for targeted value-add (interiors, building systems, curb appeal) to capture demand from a growing tenant pool. Amenity positioning should account for limited nearby parks and restaurants by emphasizing on-site utility and access to regional corridors.
- High neighborhood occupancy supports leasing stability versus metro peers
- 1977 vintage is newer than local average, with clear renovation and system-upgrade pathways
- Expanding 3-mile renter pool underpins demand and retention potential
- Moderate ownership costs and measured rent-to-income support sustained multifamily reliance
- Risks: limited nearby parks/restaurant density and mixed safety trendlines warrant underwriting and asset management focus