| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Best |
| Demographics | 65th | Best |
| Amenities | 22nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4550 Hills And Dales Rd NW, Canton, OH, 44708, US |
| Region / Metro | Canton |
| Year of Construction | 2000 |
| Units | 82 |
| Transaction Date | 2015-02-17 |
| Transaction Price | $13,750,000 |
| Buyer | Canton OH Senior Property |
| Seller | Wegman Family Canton LLC |
4550 Hills And Dales Rd NW Canton Multifamily Investment
Positioned in an A-rated Inner Suburb, the asset benefits from a renter base supportive of steady leasing, according to WDSuite’s CRE market data. Neighborhood NOI performance is strong while occupancy has softened, favoring disciplined operations and value-focused positioning.
This A-rated Inner Suburb ranks 14 out of 132 Canton–Massillon neighborhoods, placing it in the top quartile metro-wide based on WDSuite data. Neighborhood-level NOI per unit trends score in a high national percentile, signaling competitive income fundamentals for well-managed properties. By contrast, neighborhood occupancy sits below national medians with a five-year decline, so investors should underwrite to conservative lease-up and renewal assumptions while leveraging the area’s durable renter base.
Livability is serviceable with everyday conveniences nearby: cafe density is competitive among metro neighborhoods (rank 8 of 132) even as overall amenity depth is modest and parks, childcare, and pharmacies are limited in the immediate area. Median contract rents track near the middle of national distributions and the neighborhood rent-to-income ratio indicates manageable affordability pressure, which can support retention for stabilized assets. Use this commercial real estate analysis to balance pricing with lease duration strategies.
Vintage matters here. The average construction year for the neighborhood is 1991; this property’s 2000 build is newer than nearby stock, offering relative competitiveness versus older assets and potential to defer some near-term capital expenditures, while still planning for systems modernization as needed. Renter-occupied housing represents roughly a third of units in the neighborhood (above the national median by percentile), implying a meaningful tenant base for multifamily demand.
Within a 3-mile radius, households have grown despite a slight population dip historically, indicating smaller household sizes and a steady pipeline of renters. Forward-looking WDSuite data points to rising household counts and incomes by 2028 alongside moderate rent growth, which together should expand the local tenant pool and support occupancy stability for well-positioned properties.
Quantified crime benchmarks for this specific neighborhood were not available in WDSuite’s dataset at the time of publication. Investors typically contextualize property-level incident trends against broader Canton–Massillon and Stark County benchmarks and prioritize on-site measures (lighting, access controls) and resident profile screening to support leasing and retention.
Given mixed occupancy signals in the neighborhood, thoughtful security and community management can complement operations, particularly during unit turns and lease-up periods. Use comparable nearby assets and regional norms for a practical frame of reference.
The area draws from a diversified employment base that supports renter demand and commute convenience, notably including Erie Insurance Group, Goodyear Tire & Rubber, J.M. Smucker, FirstEnergy, and International Paper.
- Erie Insurance Group — insurance services (1.1 miles)
- Goodyear Tire & Rubber — manufacturing & corporate (15.8 miles) — HQ
- J.M. Smucker — food products & corporate (17.6 miles) — HQ
- FirstEnergy — utilities & corporate (17.9 miles) — HQ
- International Paper Company — paper & packaging (26.0 miles)
Built in 2000 with 82 units, the property is newer than the neighborhood average vintage, providing competitive positioning versus older stock and potential to moderate near-term capex while still planning for targeted systems updates. Neighborhood-level income fundamentals are strong with high national percentile NOI per unit, according to CRE market data from WDSuite, but occupancy has trended softer than national norms—focusing the thesis on disciplined operations, resident retention, and value-forward finishes.
Within a 3-mile radius, recent history shows modest population slippage alongside growth in household counts, pointing to smaller household sizes and a larger renter pool. Forecasts through 2028 indicate increases in population, households, and incomes, supporting demand for rental units and potential pricing power for well-amenitized, professionally managed communities. Ownership costs in the area are relatively accessible compared to many metros, so thoughtful positioning and amenities are important to limit competition from entry-level ownership options.
- 2000 vintage is newer than neighborhood average, aiding competitiveness and deferring some near-term capex
- Strong neighborhood NOI per unit trends underpin income potential for well-managed assets
- Expanding 3-mile household base and rising incomes support a larger tenant pool and occupancy stability
- Proximity to diversified employers supports leasing and retention across tenant cohorts
- Risk: neighborhood occupancy sits below national medians and has softened; underwriting should assume conservative lease-up and renewal performance