| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 29th | Poor |
| Demographics | 39th | Fair |
| Amenities | 45th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3844 11th St SW, Canton, OH, 44710, US |
| Region / Metro | Canton |
| Year of Construction | 1982 |
| Units | 45 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3844 11th St SW Canton Multifamily Investment
Renter-occupied housing is concentrated in the immediate neighborhood, supporting a deeper tenant base and stable leasing, according to WDSuite’s CRE market data. Grocery and dining density nearby further reinforce everyday convenience for residents.
The property sits in an Inner Suburb of Canton-Massillon where neighborhood-level amenities are a relative strength: grocery access ranks at the top among 132 metro neighborhoods and cafes/restaurants are also competitive. By contrast, local park and pharmacy access is limited in the immediate area. These metrics describe the neighborhood, not the property.
Neighborhood occupancy is below both metro and national midpoints, indicating some leasing competition, but the area’s renter-occupied share is in the top quartile among 132 metro neighborhoods. For investors, that higher renter concentration points to durable multifamily demand and a broader pool of prospects, even when turnover management matters.
Median contract rents in the neighborhood are on the lower side for the metro, and the rent-to-income ratio also sits near the national midpoint. This typically supports retention and steady collections, but it can temper near-term pricing power. Home values are comparatively low for the region, which can introduce some competition from ownership options; however, many households still rely on rentals for flexibility, sustaining demand for professionally managed multifamily.
Within a 3-mile radius, recent population and household counts have been soft historically, but forward-looking projections call for growth in households and a modest renter pool expansion alongside smaller average household sizes. That trajectory supports occupancy stability over the medium term, based on CRE market data from WDSuite.
The asset’s 1982 vintage is newer than much of the surrounding housing stock (which skews mid-century), giving it a relative competitive edge versus older properties. At the same time, systems and finishes from this era often benefit from targeted modernization, creating potential value-add upside with disciplined capital planning.
Safety signals are mixed when viewed across geographies. Within the Canton-Massillon metro, the neighborhood’s crime rank indicates higher incidents relative to many local peers. Nationally, however, the neighborhood’s safety percentiles land in stronger tiers, including violent offenses performing in the top decile compared with neighborhoods nationwide. These figures represent neighborhood-level trends rather than property-specific conditions.
Recent trends also diverge by category: violent incidents show improvement year over year, while property-related offenses have seen a recent uptick. Investors should underwrite with prudent security and lighting line items and monitor local policing and community initiatives as part of ongoing risk management.
Nearby employers provide a diversified employment base that supports renter demand and commute convenience for workforce tenants, including Erie Insurance Group, J.M. Smucker, Goodyear, FirstEnergy, and International Paper.
- Erie Insurance Group — insurance offices (3.9 miles)
- J.M. Smucker — food manufacturing & corporate (18.4 miles) — HQ
- Goodyear Tire & Rubber — tire manufacturing & corporate (18.7 miles) — HQ
- FirstEnergy — utilities & corporate (20.7 miles) — HQ
- International Paper Company — paper & packaging offices (26.3 miles)
A 45-unit, 1982-vintage asset positioned in a renter-leaning Canton neighborhood offers steady demand drivers from a broad tenant base, strong grocery and everyday retail access, and proximity to diversified employers. Neighborhood rents are relatively modest with rent-to-income near national midpoints, which supports collections and retention while suggesting measured rent growth assumptions.
Compared with older local stock, the 1982 vintage can compete on functionality; targeted renovations and system upgrades may unlock value-add returns without overcapitalizing. Forward-looking 3-mile projections indicate household growth and a larger renter pool, which supports occupancy stability over the medium term. According to commercial real estate analysis from WDSuite, neighborhood occupancy trends trail metro medians today, so underwriting should include conservative lease-up timing and modest trade-out assumptions.
- Renter concentration in the top quartile locally supports a deeper tenant base and consistent leasing.
- Strong grocery and dining density enhances livability and reduces friction for residents.
- 1982 vintage offers value-add potential via targeted modernization versus older competing stock.
- 3-mile forecasts show household growth and renter pool expansion that support occupancy over time.
- Risk: neighborhood occupancy trails metro medians; pricing power likely remains measured in the near term.