| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Best |
| Demographics | 71st | Best |
| Amenities | 48th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8500 Tree Top Ct S, Miamisburg, OH, 45342, US |
| Region / Metro | Miamisburg |
| Year of Construction | 1978 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8500 Tree Top Ct S Miamisburg Multifamily Opportunity
Neighborhood occupancy is exceptionally tight with stable renter demand, according to WDSuite s CRE market data, supporting consistent leasing for smaller-unit assets. With rents positioned against strong local incomes, operators can prioritize retention while testing modest rent steps as leases turn.
The property sits in an Inner Suburb location within the Dayton Kettering metro that WDSuite rates A, ranking 24 out of 228 neighborhoods top quartile among metro peers. Local livability is supported by grocery, parks, and pharmacy access that trend above national medians, while cafes are comparatively dense for the area; restaurant and childcare density is thinner, pointing to a quieter residential setting.
For investors, the most notable metric is neighborhood occupancy at 100% with a five-year uptick, placing this area at the top of the metro and in the highest national bracket for stabilized occupancy. The renter-occupied share is about 40%, indicating a meaningful tenant base without overreliance on rentals a mix that typically supports steady absorption and renewal potential for multifamily.
Within a 3-mile radius, population and households have grown and are projected to expand further through 2028, indicating a larger tenant base ahead. Household incomes have strengthened materially, and the neighborhood s rent-to-income ratio sits at roughly 0.11, suggesting limited affordability pressure and room for disciplined rent optimization and retention-focused leasing strategies.
Schools average around 3 out of 5 and sit above the national median, which can aid family-oriented renter retention. Median home values are elevated relative to incomes for the region, which tends to reinforce reliance on rental housing and sustain multifamily demand without positioning ownership costs as a barrier.
The neighborhood s average construction vintage skews to the mid-1990s, while this asset was built in 1978. That age differential points to potential value-add positioning upgrades to interiors, exteriors, and systems can sharpen competitive standing versus newer stock; investors should plan capital accordingly to defend occupancy and drive rent premiums.
Safety indicators benchmark as competitive among Dayton Kettering neighborhoods (ranked 74 out of 228), with overall conditions near the national middle. WDSuite s data shows property crime performing better than national averages, while violent crime also compares favorably to national norms.
Recent trends indicate a modest rise in property incidents and a more pronounced uptick in violent offenses over the last year. Investors should underwrite with current comps and emphasize standard security and lighting measures, while recognizing that the broader safety profile remains broadly consistent with stable, suburban rental markets.
Regional employment depth is anchored by insurance, steel, utilities, and healthcare-related corporate offices within commuting range, supporting workforce renter demand and lease retention potential for the submarket. Featured employers include Anthem, AK Steel, Humana Pharmacy Solutions, Duke Energy, and Cincinnati Financial.
- Anthem Inc Mason Campus II insurance (22.2 miles)
- AK Steel Holding steel (23.0 miles) HQ
- Humana Pharmacy Solutions pharmacy services (24.4 miles)
- Duke Energy utilities (25.8 miles)
- Cincinnati Financial insurance (26.8 miles) HQ
Built in 1978 with 36 smaller-format units, the asset competes in a neighborhood that posts top-ranked occupancy and a renter base supported by growing households within a 3-mile radius. Based on CRE market data from WDSuite, local rent-to-income levels are conservative, which supports retention and measured rent growth as leases roll.
Given the submarket s mid-1990s average vintage, a targeted value-add plan can close the age gap, enhance curb appeal, and support pricing power against newer stock. Ownership costs in the area are relatively high for the region, which tends to sustain multifamily demand without creating undue affordability pressure on renters.
- Top-tier neighborhood occupancy supports leasing stability and renewal potential.
- Household and population expansion within 3 miles points to a growing renter pool.
- 1978 vintage offers value-add and CapEx opportunities to sharpen competitiveness.
- Strong incomes and modest rent-to-income ratios support disciplined rent optimization.
- Risk: rising year-over-year violent incidents warrant prudent security and underwriting.