| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Fair |
| Demographics | 53rd | Good |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1308 Camp Hill Way, W Carrollton, OH, 45449, US |
| Region / Metro | W Carrollton |
| Year of Construction | 1972 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1308 Camp Hill Way Value-Add Multifamily, W Carrollton OH
Stable suburban fundamentals with room to modernize: neighborhood metrics indicate serviceable renter demand and manageable rent-to-income ratios, according to WDSuite’s CRE market data.
This suburban pocket of W Carrollton sits within the Dayton-Kettering, OH metro and posts a neighborhood rating of B (ranked 90 out of 228 metro neighborhoods). Restaurant density is competitive (top quintile nationally), while everyday needs are covered by grocery and pharmacy access that score above national midpoints. Parks, cafes, and childcare options are sparse by comparison, which points to a more utilitarian amenity mix rather than lifestyle-driven appeal.
The average construction year in the neighborhood is 1974 (measured against 228 metro neighborhoods), and this asset was built in 1972. The slightly older vintage suggests investors should plan for targeted capital improvements and potential value-add renovations to maintain competitiveness versus nearby 1970s stock.
Neighborhood occupancy is measured at the neighborhood level and trends below national midpoints, signaling some leasing competition; however, the area’s rent-to-income positioning is around national medians, which supports retention and reduces near-term affordability pressure. Median home values in the neighborhood track well below national medians (low national percentile), which can increase competition from ownership options and may temper outsized rent growth, but also helps sustain a durable workforce renter base seeking more accessible rental options.
Demographic statistics aggregated within a 3-mile radius indicate recent population growth with a projected increase over the next five years, alongside an expected rise in households. This points to a gradually expanding renter pool that can support occupancy stability. The renter-occupied share within this 3-mile area is material, reinforcing depth for multifamily demand, while an average school rating near the national midpoint suggests typical family appeal without commanding a premium solely on school performance.
Safety indicators for the neighborhood rank 176 out of 228 metro neighborhoods, placing it below the metro average and below the national midpoint. In practical terms, investors should underwrite for proactive property management, lighting, access control, and resident engagement to support leasing and retention.
Recent year-over-year estimates show volatility in violent and property offense trends at the neighborhood level. While property offense levels are around national midpoints, the direction of change has recently moved unfavorably. A prudent approach is to coordinate with local resources and budget for visible on-site measures that enhance resident confidence without over-relying on short-term trend reversals.
Regional employers within commuting range support a diversified renter base and help stabilize leasing, notably in insurance, healthcare services, utilities, and industrial metals. The list below reflects nearby corporate offices that contribute to employment access for residents.
- Anthem Inc Mason Campus II — insurance (24.6 miles)
- AK Steel Holding — industrial metals (25.3 miles) — HQ
- Humana Pharmacy Solutions — healthcare services (26.6 miles)
- Duke Energy — utilities (27.8 miles)
- Waste Management — environmental services (28.0 miles)
Built in 1972 with 96 units, the property aligns with a 1970s vintage submarket where selective renovations can unlock rent and retention upside. Neighborhood-level data shows serviceable renter demand amid below-midpoint occupancy, so investors should focus on operational execution—unit upgrades, curb appeal, and resident experience—to capture share. According to CRE market data from WDSuite, the area’s rent-to-income positioning sits near national medians, supporting lease stability even as amenities skew toward necessity rather than lifestyle.
Within a 3-mile radius, recent population growth and a projected increase in households over the next five years signal a larger tenant base over time. Restaurant, grocery, and pharmacy access is stronger than average nationally, while modest school scores and limited parks/cafes suggest measured rent premiums. Ownership remains comparatively accessible locally, which can create competition with entry-level buying; underwriting should therefore emphasize value, convenience, and well-targeted capital plans to maintain pricing power. Safety ranks below metro averages, so visible security and community engagement should be part of the asset plan rather than an afterthought.
- 1972 vintage supports a clear value-add plan to enhance competitiveness versus nearby 1970s stock.
- Renter demand supported by 3-mile population and household growth, reinforcing the future tenant base.
- Necessity retail access (restaurants, grocery, pharmacy) aids retention and day-to-day livability.
- Affordability near national medians, per WDSuite’s commercial real estate analysis, supports lease stability.
- Key risks: below-metro safety ranks, soft neighborhood occupancy, and competition from accessible homeownership.