Apartment Acquisitions · Kettering
Sell Your Commercial Property In Kettering, OH
We are an active buyer of Kettering commercial rental properties with five or more units, whether the building is fully leased, half vacant, or overdue for renovation.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Neighborhoods & Nearby Towns: Oakwood · Centerville · Moraine · West Carrollton — Montgomery County, OH
Why Kettering
Why We Buy Multifamily In Kettering
Kettering is a higher-income suburb with a sizable rental market. The Census Bureau's 2020–2024 American Community Survey counts 9,123 renter households out of 25,987 occupied homes, a 35.1% renter share, with a median gross rent of $1,051 and a median household income of $74,681.
Kettering Health is headquartered in the city and reports more than 15,000 employees, and Wright-Patterson Air Force Base counts over 38,000 workers northeast of Dayton. The main cost for an apartment owner is tax: the Montgomery County tax year 2025 commercial effective rate for the Kettering City–Kettering City Schools district is 96.73 mills.
Kettering Health's home base
Kettering Health lists its headquarters at 3535 Southern Blvd. in Kettering and reports 15 medical centers, more than 120 outpatient facilities and over 15,000 employees.Wright-Patterson's large workforce
Wright-Patterson Air Force Base reports over 38,000 military, civilian and contractor employees and a $6.5 billion annual economic impact, calling itself Ohio's largest single-site employer.Higher household incomes
Kettering's median household income is $74,681 in the ACS 2020–2024, and 41.4% of renter households spend 30% or more of income on rent.Our Buy Box
What We Buy In Kettering
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
Local Market Data
Kettering Apartment Market
Figures gathered October 2026 from public market data.
Who rents in Kettering
Kettering has 57,206 residents in the ACS 2020–2024 estimates. Of 25,987 occupied homes, 9,123, or 35.1%, are rented. The median household income is $74,681, and 3,781 renter households, 41.4%, spend 30% or more of income on rent, with 1,820 (19.9%) spending half or more. Employment sits close by: Kettering Health is based on Southern Blvd., and Wright-Patterson Air Force Base reports over 38,000 employees.
Rents and the apartment stock
The median gross rent is $1,051. HUD's FY2026 Fair Market Rents for the Dayton-Kettering-Beavercreek MSA are:
| Unit size | HUD FY2026 FMR |
|---|---|
| Efficiency | $928 |
| One-bedroom | $1,009 |
| Two-bedroom | $1,273 |
| Three-bedroom | $1,651 |
| Four-bedroom | $1,817 |
The two-bedroom FMR is about $222 above the city median, and a household paying the $1,051 median needs about $42,000 a year to keep rent at 30% of income, well below the city's median household income. Kettering's median year built is 1961, and 18,684 of 27,191 units are detached houses. Small multifamily is unusually large here: 2,794 units sit in three- and four-unit buildings. Buildings of five or more units hold 3,789 homes, 13.9%: 1,454 in five- to nine-unit buildings, 956 in 10 to 19, 554 in 20 to 49 and 825 in complexes of 50 or more.
Property taxes in Montgomery County
Ohio taxes 35% of market value, and apartments of four or more units are commercial under the state's land-use codes, so the 10% rollback does not apply. The County Treasurer's 2025 rates show:
- Kettering City–Kettering CSD: 129.25 gross mills; commercial effective 96.73, about 3.39% of market value; residential 69.89.
- Moraine City–Kettering CSD: commercial effective 92.87 mills.
- Dayton City–Dayton CSD: commercial effective 97.63 mills.
On a $1 million building, Kettering's rate works out to about $33,900 a year, close to Dayton's $34,200 and above Moraine's $32,500. Within Kettering, the commercial rate runs 26.84 mills above the residential rate, the cost of Ohio's commercial class for apartments. The 2025–26 state laws, including House Bill 186, add levy limits that may change future reduction factors. The county's 2026 reappraisal sets values for bills paid in 2027, and owners can appeal to the Board of Revision under ORC 5715.19.
Landlord rules
Ohio bars rent control under ORC 5321.19. Owners must file contact details with the county auditor under ORC 5323.02, and deposits above the greater of $50 or one month's rent earn 5% interest after six months under ORC 5321.16. At sale, Montgomery County's conveyance fee is $3 per $1,000 plus $0.50 per parcel.
What this means if you own a building here
Kettering offers a household base with a $74,681 median income, but a commercial tax bill near 3.4% of value takes a large share of income, and the 2026 reappraisal will reset it. Skyline buys 5+ unit buildings in Kettering, Oakwood, Centerville, Moraine and West Carrollton. Try the cap rate calculator or start at sell my apartment building.
Local Knowledge
Pricing Your Building In Kettering
Planning to sell commercial property in Kettering, OH? These are the factors that shape our offer.
More about selling in Ohio →Investing in Kettering? See apartment syndications in Kettering →
- Kettering City–Kettering CSD carries a tax year 2025 commercial effective rate of 96.73 mills, about 3.39% of market value, against 69.89 mills for homes, so taxes are a large expense line.
- Montgomery County's 2026 reappraisal sets new values that reach tax bills paid in 2027, so a buyer will underwrite to the new value rather than the current bill.
- Montgomery County charges a conveyance fee of $3 per $1,000 of sale price plus $0.50 per parcel, about $4,500 on a $1.5 million building.
- Kettering has 2,794 homes in three- and four-unit buildings, more than in five- to nine-unit buildings, so small multifamily is a large part of the rental supply alongside apartment buildings.
Seller Guides
Selling A Building In Kettering
Learn More
Taxes & Rules For Kettering Property
The Ohio rules that shape any deal in Kettering: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Kettering Seller FAQ
What is the average rent in Kettering, Ohio?
The ACS 2020–2024 estimate puts Kettering's median gross rent, including utilities, at $1,051 a month. HUD's FY2026 Fair Market Rents for the Dayton-Kettering-Beavercreek MSA are $928 for an efficiency, $1,009 for a one-bedroom, $1,273 for a two-bedroom, $1,651 for a three-bedroom and $1,817 for a four-bedroom.
What is the property tax rate on apartment buildings in Kettering?
Montgomery County's tax year 2025 rates list 129.25 gross mills for the Kettering City–Kettering City School District. After reduction factors, the commercial effective rate, which applies to apartments with four or more units, is 96.73 mills, about 3.39% of market value a year. The residential rate is 69.89 mills.
Does Kettering have rent control?
No. Ohio Revised Code 5321.19 bars Ohio cities from rent control. Ohio sets no cap on security deposits, but the portion above the greater of $50 or one month's rent earns 5% interest after six months, and itemized deductions are due within 30 days.
What share of Kettering households rent?
About 35.1%. The ACS 2020–2024 estimate counts 9,123 renter-occupied homes out of 25,987 occupied homes. About 41.4% of renters spend 30% or more of income on rent, and 19.9% spend half or more.
What if my Kettering building has vacancies or deferred maintenance?
That is often where we add the most value. We buy buildings that need renovation, new management, or lease-up, and we account for that in our offer.
How does a sale to you work in Montgomery County?
Send the address, unit count, and any financials. We give feedback, then a written letter of intent if it fits, followed by diligence and a closing date that works for you.
Can I sell rental property in Kettering with tenants in place?
Yes. We buy apartment buildings with tenants in place and keep existing leases intact. As a commercial real estate buyer focused on 5+ unit properties, we underwrite the current rent roll as it stands.
Do I need a broker to sell my apartment building in Kettering?
No. You can work with us directly, or your broker can bring the deal to us. Either way, conversations stay confidential.
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