| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Best |
| Demographics | 58th | Best |
| Amenities | 44th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3796 Indian Run Dr, Canfield, OH, 44406, US |
| Region / Metro | Canfield |
| Year of Construction | 1978 |
| Units | 24 |
| Transaction Date | 2005-09-14 |
| Transaction Price | $2,900,000 |
| Buyer | WDP INVESTMENTS LLC |
| Seller | DEBO PROPERTIES/NORMANDY APARTMENTS LP |
3796 Indian Run Dr Canfield Multifamily Investment
Positioned in a high-income suburban neighborhood with rents below national medians, this 24-unit asset benefits from a larger 3-mile renter pool and relatively low rent-to-income levels, according to WDSuite s CRE market data. Neighborhood occupancy trends sit near the national midpoint, supporting steady operations with thoughtful lease management.
Canfield s neighborhood profile ranks 15 out of 222 metro neighborhoods (A rating), making it competitive among Youngstown Warren Boardman submarkets. Local incomes are in the top quartile nationally, while home values are above the national median. For investors, that mix often supports pricing power and retention, particularly where rents remain comparatively modest.
Amenity access is balanced: cafes index in the top quartile nationally and restaurants are above the national median, though park and pharmacy coverage is limited within the neighborhood. Commuting patterns reflect a suburban context with daily needs addressed by nearby retail corridors. Schools serve the area, but third-party scoring is not available in this dataset.
Neighborhood occupancy is around the national midpoint, and the share of housing units that are renter-occupied is relatively low within the neighborhood. However, within a 3-mile radius, renter-occupied units account for roughly one-quarter of stock, indicating a broader tenant base that can support leasing and renewals for a professionally managed asset.
Vintage matters: the property was built in 1978, while the neighborhood s average construction year skews newer (1995). Older stock can call for targeted capital improvements; it also presents value-add opportunities to reposition against newer competitive supply. Rents in the neighborhood track below national medians, and a low rent-to-income profile suggests room for disciplined revenue management without overextending residents.
Relative to the 222 neighborhoods in the Youngstown Warren Boardman metro, this area sits near the middle of the pack on safety. Compared with neighborhoods nationwide, it trends below the national median (lower national percentile). Year-over-year indicators point to a recent uptick in both property and violent incident rates, so prudent underwriting should incorporate current trend monitoring and appropriate security measures.
For investors, the takeaway is contextual: performance is influenced by property-level operations and tenant mix as much as neighborhood averages. Ongoing tracking of metro crime trends and coordination with local stakeholders can help sustain resident satisfaction and leasing stability over time.
The wider employment base mixes rail transportation, insurance, manufacturing, healthcare distribution, and utilities corporate offices, supporting commuter demand and lease retention potential consistent with a suburban workforce market.
- Norfolk Southern rail transportation offices (11.9 miles)
- Erie Insurance Group insurance (39.7 miles)
- Goodyear Tire & Rubber manufacturing corporate offices (39.8 miles) HQ
- Cardinal Health healthcare distribution (40.3 miles)
- FirstEnergy utilities corporate offices (42.1 miles) HQ
This 24-unit asset in Canfield pairs a high-income suburban setting with rents that trend below national medians, creating room for thoughtful revenue optimization and durable renewals. According to CRE market data from WDSuite, neighborhood occupancy is near the national midpoint and rent-to-income levels are low, supporting stability with disciplined lease management. Within a 3-mile radius, population grew in recent years and households increased, expanding the potential tenant base even as the immediate neighborhood maintains a lower renter-occupied share.
Built in 1978, the property is older than much of the local stock (neighborhood average circa 1995). That age profile implies targeted capital planning from interior updates to systems modernization while offering value-add potential to differentiate against newer comparables. Forward-looking data show households within 3 miles are projected to continue increasing, with smaller average household sizes, which can support multifamily demand; investors should balance this with the area s modest neighborhood occupancy ranking and a relatively ownership-tilted housing mix.
- High-income suburban fundamentals with below-median rents support pricing discipline and retention.
- Household growth within 3 miles expands the renter pool and supports occupancy stability.
- 1978 vintage creates value-add potential through targeted renovations and system upgrades.
- Balanced amenities nearby; cafes and dining index above national medians, aiding livability.
- Risks: neighborhood renter concentration is lower and occupancy sits around the national midpoint; underwriting should account for capex and leasing cadence.