| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 29th | Poor |
| Demographics | 39th | Fair |
| Amenities | 45th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3830 11th St SW, Canton, OH, 44710, US |
| Region / Metro | Canton |
| Year of Construction | 2003 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3830 11th St SW Canton Multifamily Investment
Renter demand is supported by strong everyday amenities and an above-median renter concentration at the neighborhood level, according to WDSuite’s CRE market data. Occupancy trends are steady but not peak within the metro, positioning this asset for durable cash flow with disciplined management.
The property sits in an Inner Suburb of Canton with solid daily convenience. Neighborhood amenities are a relative strength: grocery access ranks best among 132 metro neighborhoods and cafes and restaurants are competitive locally, with cafe density in the top decile and dining options also strong. Park and pharmacy access are limited within the immediate neighborhood, which may modestly affect lifestyle positioning versus amenity-rich submarkets.
At the neighborhood level, asking rents trend below national norms but have grown over the past five years, supporting retention and gradual revenue growth. Neighborhood occupancy is below the metro median and has eased slightly in recent years, suggesting investors should emphasize leasing execution and renewal strategies to sustain stability.
The share of housing units that are renter-occupied is elevated for the metro (top quartile among 132 neighborhoods), indicating meaningful depth in the tenant base for multifamily. Median home values in the neighborhood are low compared with national levels, which can increase competition from ownership alternatives; however, rent-to-income levels remain manageable, limiting near-term retention risk.
Demographics aggregated within a 3-mile radius show households have been relatively flat in recent years while population edged down, but forecasts point to household growth and a slightly smaller average household size by 2028. That combination implies a larger renter pool over time, which can support occupancy and leasing velocity, based on WDSuite’s multifamily property research.
Safety indicators are mixed and should be framed comparatively. The neighborhood’s overall crime rank is 20 out of 132 metro neighborhoods, indicating it is not among the metro’s safer areas. Nationally, however, the neighborhood indexes around the 60th percentile for safety, suggesting comparatively better standing versus many U.S. neighborhoods.
Violent offenses trend favorable: the neighborhood sits in the 92nd percentile for safety nationally on violent crime, and recent data show improvement year over year. Property-related offenses have shown volatility with a recent increase, so investors should underwrite prudent security measures and monitor trendlines as part of risk management, using WDSuite as the underlying source for CRE market data.
Nearby employers provide a diverse employment base that supports renter demand and commute convenience, including Erie Insurance Group, J.M. Smucker, Goodyear Tire & Rubber, and FirstEnergy.
- Erie Insurance Group — insurance services (3.9 miles)
- J.M. Smucker — consumer packaged goods (18.4 miles) — HQ
- Goodyear Tire & Rubber — manufacturing (18.7 miles) — HQ
- FirstEnergy — utilities (20.7 miles) — HQ
Built in 2003, this 40-unit asset is materially newer than the neighborhood’s older housing stock, offering competitive positioning and potential to capture renters seeking modern layouts while reserving capital for targeted systems upgrades and light renovations. Neighborhood rents sit below national levels and rent-to-income ratios are moderate, which supports tenant retention; according to CRE market data from WDSuite, neighborhood occupancy trails the metro median, so value creation hinges on consistent leasing and renewal execution.
Demographics aggregated within a 3-mile radius indicate flat-to-soft recent trends but a forecast increase in households by 2028, implying a larger tenant base and support for stabilized occupancy over time. Strong grocery and dining density enhances day-to-day livability, while low entry home values in the area may create some competition with ownership; underwriting should balance this with the property’s newer vintage and operational focus.
- 2003 vintage offers relative competitiveness versus older neighborhood stock with selective value-add potential
- Moderate rent-to-income levels support retention and steady cash flow with disciplined leasing
- Forecast household growth within 3 miles expands the renter pool and supports occupancy
- Amenity depth (grocery, cafes, restaurants) strengthens day-to-day appeal and leasing velocity
- Risks: below-metro occupancy, property crime volatility, and competition from low-cost ownership options