| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 22nd | Poor |
| Demographics | 18th | Poor |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 350 S Arch Ave, Alliance, OH, 44601, US |
| Region / Metro | Alliance |
| Year of Construction | 1979 |
| Units | 101 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
350 S Arch Ave, Alliance OH Multifamily Investment
Neighborhood renter concentration is elevated and supports a consistent tenant base, according to WDSuite’s CRE market data, while current occupancy trends suggest careful lease management can enhance stability.
This Inner Suburb neighborhood in the Canton-Massillon metro carries a B rating and shows solid day-to-day livability, with cafes, groceries, parks, and pharmacies comparing well locally and ranking around the top quintile nationally. Amenity access is a local strength (ranked 2nd of 132 metro neighborhoods), which can aid leasing and retention for workforce renters.
The housing stock in the surrounding neighborhood skews older (average build year 1914; 130th of 132), which positions the 1979-vintage, 101-unit property as relatively newer than much of the competitive set. For investors, that typically means lower near-term functional obsolescence risk versus pre-war assets, while still leaving room for targeted value-add and systems modernization.
Renter-occupied housing share is high in the neighborhood (ranked 7th of 132; top decile nationally), indicating a deep renter pool that supports demand across unit types. Neighborhood occupancy is below the metro median (ranked 116th of 132) but has edged up modestly in recent years, suggesting operational upside through tenant retention and disciplined renewals.
Within a 3-mile radius, demographics indicate a stable renter base with recent population softness but expectations for modest population and household growth by the 2028 outlook, supporting gradual renter pool expansion. Median home values are comparatively low for the region, which can introduce competition from ownership; however, rent-to-income levels are manageable by national standards, helping sustain leasing velocity and renewal probability. These dynamics, paired with strong daily amenities, create a pragmatic setup for investors focused on workforce housing. Based on commercial real estate analysis from WDSuite, local rents trend affordable relative to incomes, which can mitigate turnover risk while limiting near-term pricing power.
Comparable neighborhood crime statistics were not available in WDSuite for this area of the Canton-Massillon metro. Investors typically benchmark safety using multiple sources; consider reviewing recent municipal reports, insurer loss data, and property-level history to contextualize trends relative to nearby neighborhoods and the broader region.
Regional employment is anchored by insurance, rail transportation, manufacturing, utilities, and consumer goods, supporting commute-friendly workforce housing demand for the subject neighborhood. Notable nearby employers include Erie Insurance Group, Norfolk Southern, Goodyear, FirstEnergy, and J.M. Smucker.
- Erie Insurance Group — insurance (18.3 miles)
- Norfolk Southern — rail transportation (20.6 miles)
- Goodyear Tire & Rubber — tire manufacturing (21.9 miles) — HQ
- FirstEnergy — electric utility (24.6 miles) — HQ
- J.M. Smucker — consumer foods (35.0 miles) — HQ
Built in 1979 with 101 units averaging roughly 768 square feet, the property is newer than much of the neighborhood’s older housing stock, offering a competitive position against pre-war assets while retaining value-add upside via interior updates and system upgrades. Elevated renter-occupied housing share in the neighborhood indicates a large tenant base, and amenity access ranks among the metro’s best — both supportive of retention and steady leasing.
According to CRE market data from WDSuite, neighborhood occupancy trends sit below the metro median, pointing to execution risk but also to operational upside for owners who focus on renewals and disciplined marketing. Within a 3-mile radius, forecasts call for modest growth in population and households by 2028, which supports gradual demand normalization. Low area home values can create ownership competition, but rent-to-income levels appear manageable, suggesting room for stable occupancy with thoughtful pricing and resident experience.
- 1979 vintage is newer than much of the area stock, with clear modernization and value-add pathways.
- High neighborhood renter concentration supports a deeper tenant base and leasing durability.
- Strong daily amenities (cafes, groceries, parks, pharmacies) aid retention and appeal.
- Execution upside: occupancy below metro median presents room for operational improvement.
- Risk: lower home values may compete with rentals; sustained performance depends on pricing discipline and resident satisfaction.