| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Best |
| Demographics | 52nd | Good |
| Amenities | 29th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1459 Rachel St NW, Canton, OH, 44709, US |
| Region / Metro | Canton |
| Year of Construction | 1974 |
| Units | 105 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1459 Rachel St NW Canton Multifamily Opportunity
Neighborhood fundamentals point to steady renter demand, with full neighborhood occupancy and a sizable renter-occupied base supporting leasing stability, according to WDSuite s CRE market data. Pricing remains accessible relative to incomes, which can aid retention and measured rent growth management.
The property sits in an Inner Suburb pocket of Canton with a B+ neighborhood rating (ranked 37 among 132 Canton Massillon neighborhoods), indicating competitive positioning at the metro level. Restaurants and daily-needs retail are relatively accessible for the area, with grocery options performing in the top quartile nationally, while specialty amenities like cafes, parks, childcare, and pharmacies are limited nearby, suggesting residents may rely more on driving for some conveniences.
Multifamily demand is reinforced by a renter-occupied share around the low-40% range at the neighborhood level, which signals a meaningful tenant base for workforce housing. Neighborhood occupancy is reported at 100% (best among 132 metro neighborhoods), a strong indicator of leasing stability; investors should still underwrite to property-specific performance rather than extrapolating directly from the neighborhood metric.
Rents are modest versus both metro and national context (neighborhood rent levels sit near the lower national quintiles), and the rent-to-income ratio is measured at roughly 0.13. For investors, that combination can translate into manageable affordability pressure and potential for disciplined rent optimization without unduly stressing retention.
Demographics aggregated within a 3-mile radius show recent population growth alongside a larger increase in household count, implying smaller household sizes and a gradual expansion of the renter pool. Forward-looking projections point to continued increases in households through the next five years, which can support occupancy stability and leasing velocity if supply additions remain measured.
The asset s 1974 vintage is slightly older than the neighborhood s average construction year (1975). Investors should plan for ongoing capital needs and may find selective value-add opportunities in interiors, systems, and common areas to sharpen competitive positioning against newer stock.
Comparable safety data at the neighborhood level is not available in WDSuite for this location. Investors typically benchmark conditions against city and metro trends and review recent public safety reports and on-the-ground observations during diligence to understand trend direction and any block-level variability.
The area draws from a diversified employment base that supports workforce housing demand and commute convenience, including insurance services, manufacturing, utilities, and food products. Notable nearby employers include Erie Insurance Group, Goodyear Tire & Rubber, FirstEnergy, J.M. Smucker, and International Paper Company.
- Erie Insurance Group insurance (2.8 miles)
- Goodyear Tire & Rubber tires & rubber manufacturing (16.2 miles) HQ
- FirstEnergy electric utility (18.4 miles) HQ
- J.M. Smucker food products (19.7 miles) HQ
- International Paper Company packaging & paper (28.2 miles)
This 105-unit, 1974 asset is positioned in a metro-competitive Inner Suburb neighborhood where full neighborhood occupancy and a meaningful renter-occupied share point to durable leasing fundamentals. According to CRE market data from WDSuite, grocery access is a relative strength while rents sit at modest levels versus national benchmarks, supporting retention and measured pricing power with prudent lease management.
The vintage suggests ongoing capital planning alongside selective value-add to enhance competitiveness against newer stock. Within a 3-mile radius, recent growth in households and projections for further expansion indicate a larger tenant base over time, which can help sustain occupancy provided new supply remains balanced.
- Neighborhood-level full occupancy and substantial renter-occupied share support stable demand
- Modest rent levels and manageable rent-to-income ratio aid retention and disciplined rent optimization
- 1974 vintage offers value-add potential with targeted renovations and systems upgrades
- Strong grocery access and proximity to diversified employers bolster everyday livability and leasing
- Risks: older building capex, limited specialty amenities nearby, and sensitivity to new supply