| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 55th | Good |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4480 South Blvd NW, Canton, OH, 44718, US |
| Region / Metro | Canton |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | 2011-10-20 |
| Transaction Price | $5,400,000 |
| Buyer | FEDERAL HOME LOAN MORTGAGE CORPORATION |
| Seller | SENIAH CORP |
4480 South Blvd NW, Canton OH 24-Unit Multifamily
Neighborhood fundamentals point to steady renter demand and potential value-add upside, based on CRE market data from WDSuite. The area’s strong renter concentration and amenity access support leasing durability while investors evaluate capex and positioning.
Situated in Canton’s inner-suburban fabric, the property benefits from a neighborhood rated A+ and ranked 2 out of 132 within the Canton–Massillon metro—an indicator of competitive positioning among local neighborhoods. Restaurant and cafe density is a clear strength, with counts competitive among metro peers and in the top quartile nationally, which supports daily convenience for residents and reduces friction for leasing.
Amenity access skews toward dining, pharmacies, and groceries, while park space is limited. For investors, this mix favors everyday convenience and service accessibility—factors that can aid retention—even if green space is less of a draw. Median home values are elevated relative to local incomes (value-to-income ranks among the strongest in the metro), which typically sustains preference for rental housing and can underpin pricing power without overreliance on concessions.
The neighborhood’s housing stock trends newer than this asset (average construction around 1990), whereas the subject was built in 1972. That vintage typically implies near- to medium-term capital planning for building systems and common-area updates; it can also open value-add pathways to differentiate against younger, stabilized stock.
Within a 3-mile radius, population and households have grown in recent years, with further expansion projected, pointing to a larger tenant base over the next five years. Neighborhood renter-occupied share is high among metro peers, signaling depth of demand for multifamily product; combined with median rent-to-income around the neighborhood level that indicates manageable affordability pressure, this supports occupancy stability and lease management flexibility.
Comparable, neighborhood-level safety metrics are not reported in this dataset from WDSuite for Canton–Massillon at the block-group cluster level. Investors typically benchmark neighborhood trends versus the broader metro and track multi-year direction rather than single-year readings to inform risk management and resident retention assumptions.
Proximity to insurance, manufacturing, utilities, and consumer goods corporate offices supports a diversified employment base and practical commute times for residents, which can aid leasing stability and retention. The list below highlights nearby employers relevant to workforce access at this location.
- Erie Insurance Group — insurance services (0.9 miles)
- Goodyear Tire & Rubber — tire manufacturing (14.8 miles) — HQ
- J.M. Smucker — consumer foods (16.2 miles) — HQ
- FirstEnergy — utilities (16.7 miles) — HQ
- International Paper Company — packaging and paper (24.8 miles)
This 24-unit, 1972-vintage asset sits in a high-performing inner-suburban neighborhood with strong amenity access and a renter base that is competitive among Canton–Massillon neighborhoods. Elevated local ownership costs relative to income and a neighborhood-level rent-to-income ratio indicative of manageable affordability pressure support multifamily demand and lease retention. According to CRE market data from WDSuite, the surrounding area offers robust restaurant and cafe density and a high share of renter-occupied housing units, reinforcing the depth of the tenant pool.
The vintage creates both considerations and opportunity: investors should plan for system upgrades and common-area refreshes while pursuing value-add strategies to compete with younger stock. Demographic trends within a 3-mile radius show recent growth in population and households with additional expansion projected, which points to a larger renter pool over the medium term. The neighborhood’s occupancy has eased modestly in recent years, so active leasing and renewal management remain important to sustain performance.
- Inner-suburban A+ neighborhood ranked 2 of 132 in the metro, signaling strong location fundamentals
- High renter-occupied share among metro peers supports depth of demand and occupancy stability
- Elevated ownership costs relative to income reinforce reliance on rental housing and pricing power
- 1972 vintage offers value-add potential; plan for near- to medium-term capex
- Risk: neighborhood occupancy has softened recently; emphasis on leasing and renewals is prudent