| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 40th | Good |
| Demographics | 61st | Best |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 680 Beverly Ave, Canal Fulton, OH, 44614, US |
| Region / Metro | Canal Fulton |
| Year of Construction | 2001 |
| Units | 26 |
| Transaction Date | 2025-08-15 |
| Transaction Price | $1,424,000 |
| Buyer | 680-730 BEVERLY LLC |
| Seller | SCHALMO PROPERTIES INC |
680 Beverly Ave Canal Fulton Multifamily Investment
Neighborhood occupancy near the mid-90s and a renter base concentrated around one-fifth of units point to steady but measured demand, according to WDSuite’s CRE market data. Pricing remains relatively accessible, supporting retention while leaving room for operational improvements.
This A-rated neighborhood ranks 12 out of 132 in the Canton–Massillon metro, placing it in the top quartile among metro neighborhoods for overall fundamentals based on WDSuite’s datasets. Amenity density is modest but comfortably above the national median for everyday needs, with restaurants, groceries, parks, pharmacies, and cafes all tracking at or above mid-range national percentiles.
Schools are a relative strength: average ratings sit in the top quartile nationally (93rd percentile), a factor that can support household stability and longer tenancy. Neighborhood occupancy is above the national median, signaling manageable vacancy and a baseline of leasing stability for well-positioned assets.
Renter concentration at the neighborhood level is on the lighter side (about one-quarter of housing units are renter-occupied), which typically indicates a thinner but stable multifamily tenant pool compared with more urban submarkets. Median contract rents in the neighborhood benchmark below national levels, while the rent-to-income ratio is relatively favorable; for investors this combination can support renewal rates and reduce turnover friction, though it may moderate near-term pricing power.
Vintage matters locally: the area s average construction year is 1968, while the subject property was built in 2001. Newer product tends to compete well against older stock, potentially reducing immediate capital expenditure compared with legacy assets; selective modernization may still be warranted to meet current resident expectations.
Within a 3-mile radius, WDSuite data shows the population has been broadly stable in recent years while households have increased, and forecasts call for continued household growth alongside smaller average household sizes. For multifamily, this implies a gradually expanding tenant base even if headcount growth is muted, supporting occupancy stability and steady leasing activity.
Comparable neighborhood-level crime statistics are not available in the current WDSuite extract for this location. Investors should supplement this commercial real estate analysis with local public safety sources and recent trend reports to gauge relative risk across Canton–Massillon submarkets.
The employment base nearby blends insurance, consumer goods, utilities, and manufacturing, supporting commuter demand and lease retention for workforce-oriented housing. Notable employers include Erie Insurance Group, J.M. Smucker, Goodyear, FirstEnergy, and International Paper.
- Erie Insurance Group — insurance (7.7 miles)
- J.M. Smucker — consumer packaged goods (10.2 miles) — HQ
- Goodyear Tire & Rubber — tires & rubber manufacturing (13.0 miles) — HQ
- FirstEnergy — electric utilities (14.0 miles) — HQ
- International Paper Company — paper & packaging (19.1 miles)
Built in 2001, this 26-unit asset is newer than the area s average vintage and should compare favorably against older neighborhood stock, with potential to capture residents seeking updated finishes and systems. Neighborhood metrics indicate occupancy above national medians and a renter share near one-quarter, suggesting a manageable but steady tenant base. Within a 3-mile radius, households have risen and are projected to keep increasing even as average household size declines, which typically supports a gradual expansion of multifamily demand, renewal stability, and consistent leasing.
Median contract rents in the submarket track below national benchmarks and rent-to-income levels appear favorable, a backdrop that can aid retention while leaving upside through targeted renovations and operations. According to CRE market data from WDSuite, schools score strongly and amenities are serviceable, while ownership costs are comparatively accessible for the metro; together this points to balanced pricing power with some competition from for-sale housing.
- 2001 vintage competes well versus older local stock, with selective modernization for further yield
- Neighborhood occupancy above national medians supports baseline leasing stability
- 3-mile household growth and smaller household sizes expand the renter pool over time
- Favorable rent-to-income dynamics aid retention; targeted upgrades can drive revenue
- Risk: owner-leaning area and accessible home values can temper rent growth and deepen competition