| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 36th | Fair |
| Demographics | 39th | Poor |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4000 Hickory Dr, Trotwood, OH, 45426, US |
| Region / Metro | Trotwood |
| Year of Construction | 1997 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4000 Hickory Dr, Trotwood OH Multifamily Investment
Neighborhood occupancy remains elevated and resilient, supporting leasing stability for a 120-unit asset, according to WDSuite’s CRE market data. Renter-occupied housing share indicates a meaningful tenant base in the immediate area, positioning the property for steady demand through cycles.
Located in the Dayton-Kettering metro’s inner suburbs, the neighborhood carries a B- rating and shows strengths in occupancy and everyday services. Neighborhood occupancy is strong and trending upward, ranking within the top quartile among 228 metro neighborhoods and in a high national percentile, which supports cash flow consistency for multifamily assets.
Livability is balanced by practical amenities: pharmacies and childcare options score well compared with national peers, while restaurants are reasonably represented. However, cafes, grocery stores, and park access are limited locally, which investors should factor into marketing and resident-experience plans.
Tenure data points to renter demand: the share of housing units that are renter-occupied in the neighborhood is material, indicating depth in the tenant pool. Median contract rents sit at attainable levels relative to local incomes (rent-to-income metrics indicate moderate affordability), which can aid retention but may temper near-term pricing power versus higher-cost submarkets.
Within a 3-mile radius, demographics show a modest recent population decline but a projected increase in households and smaller average household sizes over the next five years. That shift typically expands the renter pool and supports occupancy stability for well-managed properties. Home values in the neighborhood are comparatively low for the region, suggesting a more accessible ownership market that can compete with rentals; underwriting should account for this dynamic when forecasting rent growth and turnover.
Vintage context matters: with an average neighborhood construction year in the mid-1960s, a 1997 asset is newer than much of the local stock, which generally improves competitive positioning versus older properties. Investors should still plan for selective system upgrades or modernization to maintain leasing performance.
Safety indicators are mixed and should be evaluated comparatively rather than block-by-block. Nationally benchmarked metrics place the neighborhood in a stronger position for property offense rates (top decile nationally), while violent offense measures sit above the national average but not at the very top. Recent trends show a sharp improvement in property offenses year over year, alongside some volatility in violent offenses. For underwriting, this supports a cautious but constructive view: conditions compare favorably to many U.S. neighborhoods overall, yet monitoring trends and aligning security and community engagement with submarket norms remains prudent.
- Waste Management — environmental services (23.9 miles)
- AK Steel Holding — steel manufacturing (35.0 miles) — HQ
- Anthem Inc Mason Campus II — healthcare insurance (35.2 miles)
- Humana Pharmacy Solutions — healthcare services (36.4 miles)
- Duke Energy — utilities (36.4 miles)
The resident employment base draws from regional corporate offices across industrials, healthcare/insurance, and utilities, supporting workforce housing demand and commute convenience for renters.
4000 Hickory Dr offers scale at 120 units in a neighborhood with high and rising occupancy, supporting durable cash flows. Renter-occupied share at the neighborhood level indicates a meaningful tenant base, while attainable rent levels relative to local incomes can aid retention. A 1997 vintage is newer than much of the area’s 1960s-era stock, which helps competitive positioning versus older assets; investors should still plan for targeted modernization and system updates to sustain leasing performance. Based on CRE market data from WDSuite, the area’s home values are comparatively low, which can create some competition with ownership, but projected household growth within 3 miles and smaller household sizes point to a larger renter pool over the medium term.
Operationally, limited access to certain amenities (notably grocery, cafes, and parks) and mixed-but-improving safety trends suggest a focus on resident services, partnerships, and thoughtful marketing to maintain occupancy and reduce turnover. Overall, the combination of occupancy strength, renter demand depth, and a relatively newer vintage underpins a steady, execution-driven thesis rather than reliance on aggressive rent growth.
- High neighborhood occupancy and stable renter demand support leasing durability
- 1997 vintage competes well versus older local stock; plan selective upgrades
- Attainable rents relative to income aid retention; room for measured optimization
- 3-mile outlook shows rising household counts and smaller sizes, expanding the renter pool
- Risks: amenity gaps, mixed safety trends, and competition from ownership options