| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Good |
| Demographics | 54th | Good |
| Amenities | 45th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4200 Middlebranch Ave NE, Canton, OH, 44705, US |
| Region / Metro | Canton |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4200 Middlebranch Ave NE Canton Multifamily Investment
Neighboring fundamentals point to steady renter demand and above-median occupancy for the area, according to WDSuite’s CRE market data. For investors, the combination of mixed tenure and accessible rents supports durable leasing while leaving room for targeted value-add.
Located in a suburban pocket of Canton, the neighborhood is competitive among Canton–Massillon neighborhoods (27th of 132) on overall amenities, even though its national positioning is middle-of-the-pack. Restaurant and grocery access compare favorably versus many U.S. neighborhoods, while cafes and parks are thinner locally. For investors, the everyday services picture supports day-to-day livability and helps with resident retention.
Neighborhood occupancy is above the national median and has held in a generally stable band over time, though recent softening suggests prudent leasing management. Median contract rents in the area remain relatively accessible versus national norms, which can aid absorption and minimize turnover risk during renewals.
The building stock skews slightly newer in the neighborhood overall (average vintage 1978), while this asset’s 1972 construction points to typical capital planning needs for systems, interiors, and curb appeal. That age profile can offer value-add potential to reposition against older comparables while remaining cost-conscious.
Tenure data indicates roughly one-third of housing units are renter-occupied in the neighborhood, with a similar renter concentration in the 3-mile radius. This mix suggests a meaningful tenant base without overexposure, supporting demand stability for a 24-unit property.
Within a 3-mile radius, recent years show flat-to-slightly lower population levels but a modest increase in households, implying smaller household sizes and an expanding renter pool. Forward-looking projections indicate growth in both households and incomes, which, if realized, should support occupancy stability and measured rent growth.
Home values remain lower than many U.S. neighborhoods, which can introduce competition from ownership options. However, rent-to-income ratios are comparatively favorable, helping landlords sustain lease retention while maintaining pricing discipline.
Safety indicators are mixed and vary by measure and geography. Relative to the 132 neighborhoods in the Canton–Massillon metro, the area’s composite crime rank places it in a less favorable local cohort, warranting attention to on-site security practices and resident communications.
At a national level, violent and property offense indicators for the neighborhood compare above average on safety percentiles, yet recent one-year trends show upticks that investors should monitor. The takeaway: current readings are comparatively better than many U.S. areas, but the short-term direction underscores the value of proactive property management and coordination with local resources.
The employment base nearby blends insurance, manufacturing, utilities, consumer goods, and paper, supporting a diversified renter pool and commute convenience for workforce housing. The employers below are among the nearest corporate offices and headquarters that can underpin leasing stability.
- Erie Insurance Group — insurance (4.8 miles)
- Goodyear Tire & Rubber — tires & rubber (16.4 miles) — HQ
- FirstEnergy — electric utility (18.9 miles) — HQ
- J.M. Smucker — consumer foods (21.9 miles) — HQ
- International Paper Company — paper & packaging (30.4 miles)
This 24-unit asset at 4200 Middlebranch Ave NE benefits from a suburban setting where neighborhood occupancy trends sit above the national median, and rents remain accessible relative to local incomes. According to WDSuite’s commercial real estate analysis, the area’s amenity mix is competitive within the Canton–Massillon metro, supporting day-to-day livability and retention even as cafes and parks are limited.
Built in 1972, the property is older than the neighborhood’s average vintage and may reward targeted capital improvements in interiors, common areas, and building systems. Within a 3-mile radius, households are expanding and incomes are trending higher over the forecast period, which, if realized, should widen the tenant base and support occupancy stability while allowing measured rent growth. Risks to underwrite include locally less favorable crime rankings and the need to actively manage leasing if macro demand softens.
- Above-median neighborhood occupancy supports cash flow durability
- Accessible area rents and favorable rent-to-income ratios aid retention
- 1972 vintage offers value-add potential through selective renovations
- Diversified nearby employers bolster workforce renter demand
- Watchlist: local crime rankings and modest occupancy softening warrant active management