Dayton - a place to invest?

[Axel Meierhoefer]

I will soon be having the funds from a 1031 exchange to invest in new properties. I became aware of some opportunities for small houses in the Dayton area, close to the university but now wonder if it is a good idea. Does anybody know the best property management company in the area as that is a very determining factor for me?

I am not an investor for appreciation but look for long term hold and cash flow. The biggest factor when looking at my current portfolio is the aspect of property quality (often driven by good advice at purchase and good property management) and a good, desirable area that always has good tenants, in good times and bad.

I hope the BP members can help me learn if Dayton is a good area and who to talk to on the property management end in case I buy 6-12 units

Thanks in advance for any help and input provided by the community

[Christina Carey]

@Tom Ott Actually, Dayton currently has a shortage of quality housing - demand is high. Especially post-tornados. And the Dayton metro isn't as small as you think. It's small enough to be able to travel from one side to the other in about 30 minutes, but still big enough to enjoy a level of anonymity that anyone who's ever lived in a small town would appreciate.

There is a very diverse employment base here, including WPAFB, medical, biotech, defense manufacturing, and Amazon is opening a facility here soon - just to name a few. The days of Dayton as a rust belt city dependent on automotive manufacturing are long gone - a result of the recession 10+ years ago. Situated at the intersection of two of the busiest interstates in the country, this area is ripe for more business to move here.

As with any other city, there tends to be little appreciation in the C- and below areas, and the suburbs tend to appreciate modestly over time. And there are very few areas where I would be concerned about walking at night.