| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 28th | Poor |
| Demographics | 9th | Poor |
| Amenities | 24th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 415 Riley Cir SE, Canton, OH, 44707, US |
| Region / Metro | Canton |
| Year of Construction | 2008 |
| Units | 32 |
| Transaction Date | 2007-06-04 |
| Transaction Price | $100,000 |
| Buyer | CANTON SENIOR APARTMENTS II LLC |
| Seller | ESLICH RICHARD M |
415 Riley Cir SE Canton Multifamily Investment
2008 construction positions this asset competitively against older neighborhood stock, while a high neighborhood renter concentration supports tenant demand, according to WDSuite’s CRE market data.
Livability skews utilitarian with everyday conveniences over lifestyle amenities. Grocery access is comparatively strong for the metro (ranked 24 out of 132 neighborhoods) and restaurants are similarly accessible (25 of 132), placing both in the top quartile among Canton-Massillon neighborhoods. Cafes, parks, childcare, and pharmacies are sparse within the neighborhood boundary, which may temper appeal for amenity-seeking residents and should be considered in leasing strategy.
For investors, the stock profile matters: the average neighborhood vintage skews older (1953), and this property’s 2008 construction offers relative competitiveness versus aging comparables while still warranting routine system updates over a hold. Neighborhood occupancy is below the metro median (ranked 105 of 132), so asset-level operations and marketing will be important to sustain stable lease-up and retention.
Tenure patterns are favorable to multifamily: 68.4% of housing units in the neighborhood are renter-occupied (3rd of 132 metro neighborhoods; 97th percentile nationally), indicating a deep tenant base and consistent renter demand for appropriately priced units. By contrast, very low local home values indicate a more accessible ownership market, which can create competition for price-sensitive renters; balancing value, finishes, and management quality is key to maintaining pricing power and lease stability.
Within a 3-mile radius, demographics point to a balanced renter pool today with projections for renter pool expansion and an increase in households over the next five years. Median school ratings are low for the area, which can influence family-oriented demand, but workforce renters remain a core audience. Rent-to-income dynamics in the neighborhood suggest some affordability pressure, reinforcing the importance of thoughtful lease management and renewal strategies.
Comprehensive neighborhood crime benchmarks are not available from WDSuite for this location at this time. Investors typically compare city and metro trends and prioritize on-site measures—lighting, access control, and visibility—to support resident comfort and leasing performance. Property-level historical incident data, if available, can further contextualize risk relative to nearby Canton neighborhoods.
Nearby employment anchors span insurance, manufacturing, consumer goods, utilities, and packaging—supporting a broad workforce renter base and commute convenience for residents of this Canton address. The list below reflects prominent employers within commuting range.
- Erie Insurance Group — insurance (5.6 miles)
- Goodyear Tire & Rubber — tire manufacturing (20.0 miles) — HQ
- J.M. Smucker — consumer packaged goods (20.8 miles) — HQ
- FirstEnergy — utilities (22.2 miles) — HQ
- International Paper Company — paper & packaging (28.7 miles)
Built in 2008, this 32-unit asset offers a newer-vintage alternative in a neighborhood where much of the housing stock is mid-century. That relative age advantage supports competitiveness on finishes and systems versus older comparables, while the area’s high renter concentration indicates depth of demand for well-managed workforce housing. Neighborhood occupancy trends sit below the metro median, so execution—marketing, renewals, and expense control—will be central to maintaining stable cash flow.
Within a 3-mile radius, projections point to growth in households and a rising renter share over the next five years, expanding the local tenant base. At the same time, an accessible ownership market can create competition at the lower price points, and low school ratings may limit appeal for some family renters. According to CRE market data from WDSuite, these mixed signals argue for pragmatic underwriting focused on achievable rents, retention, and modest value-add that reinforces durability rather than premium repositioning.
- Newer 2008 vintage versus older neighborhood stock supports competitive positioning and moderated near-term capex.
- High neighborhood renter concentration signals a deep tenant base for workforce-oriented units.
- Household growth projections within 3 miles expand the pool of prospective renters, supporting occupancy stability.
- Proximity to diversified employers underpins demand and leasing resilience across economic cycles.
- Risks: below-metro neighborhood occupancy, accessible ownership alternatives, and low school ratings require disciplined pricing and retention strategy.