| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Best |
| Demographics | 54th | Good |
| Amenities | 42nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1861 S Sawburg Ave, Alliance, OH, 44601, US |
| Region / Metro | Alliance |
| Year of Construction | 1976 |
| Units | 24 |
| Transaction Date | 2019-01-02 |
| Transaction Price | $1,739,100 |
| Buyer | SIERRA APTS MGMT LLC |
| Seller | FAIRBANKS BUILDING CO INC |
1861 S Sawburg Ave Alliance Multifamily Investment
Neighborhood occupancy trends in the mid-90s and a renter-occupied base above the metro median point to steady leasing conditions, according to WDSuite’s CRE market data. Built 1976, the asset may offer value-add upside versus newer nearby stock.
The property sits in an A-rated, Suburban neighborhood that ranks 19 out of 132 within the Canton–Massillon metro—placing it in the top quartile among metro neighborhoods, per WDSuite. Local renter-occupied share is competitively high (nationally elevated), supporting depth of tenant demand and renewal stability for multifamily assets.
Occupancy for the neighborhood is strong and above the metro median (ranked 56 of 132), indicating resilient absorption and fewer prolonged vacancy periods than many peers, based on WDSuite’s commercial real estate analysis. Median contract rents in the neighborhood sit on the lower end nationally, while the rent-to-income ratio is high in the national percentile range—conditions that can support resident retention and measured rent growth without overextending affordability.
Livability drivers are mixed but serviceable for workforce housing: restaurant and grocery access track near or modestly above national norms, and park access is similarly positioned, while childcare and pharmacy options are thinner. Average school ratings trend modestly above national midline (around 3 of 5), which can aid family-oriented renter retention versus less-served areas.
Construction in the surrounding neighborhood skews newer than this asset (average year 1989 across metro-ranked areas), so the 1976 vintage may require targeted capital planning but also presents a value-add path to compete with later-era stock. Within a 3-mile radius, recent population softness appears to be stabilizing, and household counts are projected to increase—pointing to a gradually expanding tenant base that can support occupancy over the medium term, according to WDSuite’s multifamily property research.
Comparable neighborhood-level safety rankings are not available from WDSuite for this location. Investors typically benchmark against city and county trend data and consult local public sources to assess recent patterns and on-the-ground conditions before underwriting. Framing risk at the neighborhood—not block—level helps keep assumptions conservative.
Proximity to established regional employers supports workforce housing demand and commute convenience for renters, notably insurance, manufacturing, rail, and utilities—consistent with the tenant profiles reflected in the submarket.
- Erie Insurance Group — insurance (16.2 miles)
- Goodyear Tire & Rubber — manufacturing & corporate (20.9 miles) — HQ
- Norfolk Southern — rail operations (22.6 miles)
- FirstEnergy — utilities & corporate (23.6 miles) — HQ
- J.M. Smucker — consumer goods (33.1 miles) — HQ
This 24-unit, 1976-vintage asset aligns with a neighborhood that ranks in the top quartile among 132 metro neighborhoods and shows above-median occupancy, supporting stable collections and lower downtime risk. Lower national positioning for asking rents combined with a high national percentile for rent-to-income indicates room for measured rent optimization while sustaining retention, based on CRE market data from WDSuite.
Given the property’s older vintage relative to the neighborhood’s newer average, a focused value-add or systems modernization plan can narrow the competitive gap to later-era assets. Within a 3-mile radius, household counts are projected to grow even as population stabilizes, pointing to a broader tenant base and demand support. Amenity access is adequate for daily needs, though thinner childcare and pharmacy options and historical demographic softness warrant conservative underwriting.
- Above-median neighborhood occupancy supports leasing stability and cash flow consistency.
- Lower rent levels with strong rent-to-income positioning enable prudent rent growth with retention focus.
- 1976 vintage offers clear value-add and capex planning opportunities versus newer competing stock.
- 3-mile household growth outlook expands the tenant base and supports occupancy over time.
- Risks: older systems, thinner childcare/pharmacy access, and prior demographic softness require conservative underwriting.