| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 36th | Fair |
| Demographics | 39th | Poor |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2500 Orchard Dr, Trotwood, OH, 45426, US |
| Region / Metro | Trotwood |
| Year of Construction | 2004 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2500 Orchard Dr, Trotwood OH Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data, with the area sustaining neighborhood-level occupancy in the high-90s and a renter base that supports stable leasing.
Located in Trotwood within the Dayton–Kettering metro, the neighborhood is rated B- and performs above the metro median on occupancy (ranked 49 of 228 neighborhoods; 89th percentile nationally). For investors, this translates to supportive leasing conditions and lower downtime at the neighborhood level, even as pricing power remains a function of local incomes.
Vintage is a relative advantage: the property was built in 2004 versus a neighborhood average construction year of 1966. Newer stock typically competes well against older assets, though selective modernization of common areas and building systems may still be warranted to sustain positioning.
Within a 3-mile radius, demographics show recent population softness but improving income trends and a projected increase in households over the next five years, indicating a larger tenant base and potential support for steady occupancy. The renter-occupied share at the neighborhood level is near 40%, suggesting a meaningful pool of multifamily demand without overconcentration, which can aid retention through cycles.
Amenity access is mixed. Restaurants index well among metro peers, while pharmacies and childcare show stronger availability; however, cafes, parks, and grocery options are limited locally. For renters, this dynamic tends to emphasize value, convenience to daily needs, and drive-to amenity patterns more than walkability. Median contract rents in the area sit in the lower half of national markets, and a rent-to-income profile near 20% signals manageable affordability pressure, supporting lease stability.
Home values in the neighborhood are well below national norms, a high-cost ownership market is not the primary constraint here. Lower ownership costs can create some competition with renting, but they also set a value proposition for quality, well-managed rentals, where service, condition, and convenience drive retention more than price alone.
Safety signals are mixed and should be assessed with appropriate on-the-ground diligence. Compared with the 228 neighborhoods in the Dayton–Kettering metro, overall crime ranks toward the higher-crime side (rank 11 of 228 indicates elevated incidents relative to peers). Nationally, however, composite measures land around the 70th percentile, which is comparatively better than many U.S. neighborhoods.
Drilling into trends, property offenses show improvement with a sharp year-over-year decline (among the strongest improvements metro-wide; high national percentile for safety), while violent offense indicators have moved the other direction over the past year (lower national percentile for improvement). For investors, this mix argues for standard security and lighting upgrades, active property management, and close coordination with local resources to support resident confidence and retention.
Regionally, employment is anchored by large corporate operations within commuting distance, supporting workforce housing demand and day-to-day leasing stability. Notable employers include Waste Management, AK Steel Holding, Anthem Inc Mason Campus II, and Humana Pharmacy Solutions.
- Waste Management — environmental services (23.8 miles)
- AK Steel Holding — steel manufacturing (35.0 miles) — HQ
- Anthem Inc Mason Campus II — healthcare insurance (35.2 miles)
- Humana Pharmacy Solutions — pharmacy services (36.4 miles)
- Duke Energy — utilities (36.4 miles)
This 72-unit, 2004-vintage asset benefits from a neighborhood with high neighborhood-level occupancy and a renter base large enough to support leasing durability. Relative to older local stock, the vintage provides competitive positioning, while still leaving room for targeted improvements to common areas or systems to sustain performance. According to CRE market data from WDSuite, the area’s rent levels and rent-to-income dynamics imply manageable affordability pressure, which can underpin retention and minimize turnover costs.
Within a 3-mile radius, projections point to growth in households and income over the next five years, indicating a larger tenant pool and potential for steady occupancy. At the same time, low local home values can introduce competition from ownership, and the neighborhood’s NOI per unit trails national norms, arguing for disciplined expense control and value-add execution. Safety trends are mixed—improving on property offenses but volatile on violent offenses—so proactive management and resident experience initiatives are important to protect leasing momentum.
- High neighborhood occupancy supports leasing stability and reduces downtime risk
- 2004 vintage competes well versus older local stock with selective modernization upside
- 3-mile household growth outlook expands the tenant base, aiding retention
- Value-oriented rent-to-income profile supports renewal potential and steady cash flow
- Risks: mixed safety signals, low NOI per unit versus national averages, and potential competition from homeownership