| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 78th | Best |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4285 Everhard Rd NW, Canton, OH, 44718, US |
| Region / Metro | Canton |
| Year of Construction | 1972 |
| Units | 26 |
| Transaction Date | 2020-06-25 |
| Transaction Price | $1,100,000 |
| Buyer | SI HOTELS LLC |
| Seller | KHUSHI LLC |
4285 Everhard Rd NW Canton Multifamily Opportunity
Neighborhood occupancy trends are in the top quartile nationally, supporting steady leasing conditions for a 26-unit asset, according to WDSuite’s CRE market data.
Positioned in a suburban pocket of Canton, the neighborhood carries an A+ rating and ranks competitively among 132 Canton–Massillon neighborhoods, with fundamentals that favor multifamily stability. Neighborhood occupancy is at a level that places it in the top quartile nationally, indicating resilient demand and limited downtime between turns. The area skews more owner-occupied (renter-occupied share is modest), which can support retention for quality rentals by limiting direct multifamily competition.
Amenity access is a strength: restaurants, groceries, cafes, and pharmacies register above national medians (many in the 80th percentile range), while park access is limited. Average school ratings around 4.0 out of 5 place the neighborhood in the upper tier locally and roughly top quartile nationally, a factor that can help attract longer-stay households.
The property’s 1972 vintage is older than the neighborhood’s average construction year (1990). For investors, that typically points to value‑add or capital planning opportunities—modernizing interiors, systems, and curb appeal to compete effectively against newer stock while managing replacement reserves.
Demographic statistics aggregated within a 3‑mile radius indicate population growth over the last five years alongside a 6.6% increase in households, with projections calling for a meaningful rise in household count by 2028. This trend suggests a larger tenant base and supports occupancy stability even as new lease pricing is managed for affordability. In a high‑cost ownership context for the neighborhood (elevated home values and a value‑to‑income ratio near national upper ranges), multifamily remains a more accessible option—supporting pricing power without overreaching on rent-to-income levels.
Safety signals are comparatively favorable in a national context. Property offense estimates sit in a high national safety percentile, and overall crime indicators compare better than the U.S. average. At the same time, recent year-over-year trends show an uptick in violent incidents, which warrants monitoring and proactive property management practices. Interpreted together, the data suggest conditions that are above many national peers but with mixed short‑term momentum.
- Erie Insurance Group — insurance (1.0 miles)
- Goodyear Tire & Rubber — tires & rubber manufacturing (14.0 miles) — HQ
- FirstEnergy — electric utility (16.1 miles) — HQ
- J.M. Smucker — consumer foods (17.6 miles) — HQ
Nearby corporate offices provide diverse employment nodes that support renter demand through commute convenience, including insurance, tire manufacturing, electric utility, and consumer foods—matching the employers listed below.
4285 Everhard Rd NW offers durable demand drivers in a suburban Canton location where neighborhood occupancy sits in the top quartile nationally and amenity coverage is strong. The asset’s 1972 vintage creates clear value‑add and capital planning angles to elevate in‑place performance versus the area’s newer average stock. High-cost ownership dynamics locally reinforce renter reliance on well-managed multifamily properties, while demographic statistics within a 3‑mile radius point to household growth and a larger tenant base ahead. Based on commercial real estate analysis from WDSuite, these factors collectively support stable operations with measured upside through renovations and disciplined lease management.
Key considerations include a lower renter-occupied share in the immediate neighborhood—implying a more owner‑heavy context—as well as limited park access and a recent uptick in violent incident trends, which call for prudent security and community engagement. With thoughtful capex and asset positioning, the property can compete effectively against newer comparables while preserving affordability to sustain retention.
- Occupancy in the neighborhood ranks among the top quartile nationally, supporting leasing stability and reduced downtime.
- 1972 vintage provides value‑add potential through interior upgrades, system modernization, and curb appeal improvements.
- Strong amenity access (food, grocery, pharmacy) and above‑average school ratings bolster tenant retention.
- 3‑mile household growth and projected renter pool expansion support sustained demand and rent optimization.
- Risks: owner‑heavy local tenure, limited parks, and recent violent‑incident uptick require proactive management and security planning.