| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Good |
| Demographics | 62nd | Best |
| Amenities | 22nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4717 Cleveland Ave NW, Canton, OH, 44709, US |
| Region / Metro | Canton |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | 2011-03-22 |
| Transaction Price | $1,244,000 |
| Buyer | DBC OAK GLEN LIMITED PARTNERSHIP |
| Seller | SES EQUITY HOLDINGS LLC |
4717 Cleveland Ave NW Canton Multifamily Investment
Neighborhood occupancy sits in the mid-90s and has outperformed many U.S. areas, supporting leasing stability; paired with a low rent-to-income ratio and modest rent levels, according to WDSuite’s CRE market data.
Located in Canton’s inner-suburban fabric, the neighborhood carries a B rating and ranks 52 out of 132 metro neighborhoods — competitive among Canton–Massillon areas based on WDSuite’s benchmarks. This positioning points to balanced fundamentals that have historically supported steady renter demand rather than boom-and-bust dynamics.
Rents in the immediate neighborhood remain modest relative to many U.S. locations, with rent-to-income around 0.13. That affordability cushion can aid tenant retention and pricing flexibility as leases turn. Neighborhood occupancy is around 94% — above many U.S. neighborhoods — which supports stabilized operations and reduces lease-up risk at this scale.
Amenities are mixed: grocery access tests well versus the metro (stronger grocery density rank out of 132 neighborhoods), while cafes, parks, and pharmacies are sparse. Average school ratings are a bright spot, trending in the top quartile nationally and ranking favorably within the metro, which can bolster long-term neighborhood appeal for a portion of the renter base.
Within a 3-mile radius, demographics show a larger tenant base forming through incremental population growth and a noticeable increase in households, with projections indicating further household gains. A renter-occupied share around two-fifths in this radius suggests a meaningful depth of multifamily demand, while elevated ownership accessibility in the metro could create some competition for renters at certain price points. Overall, these dynamics point to durable demand with measured upside rather than outsized volatility.
Safety signals are mixed and should be evaluated comparatively. Within the Canton–Massillon metro (132 neighborhoods), this area’s crime rank places it in a less favorable local tier; however, national percentiles indicate above-average safety compared to many U.S. neighborhoods, with violent offenses positioned in a stronger national percentile. According to WDSuite, recent trends show violent incidents easing year over year, while property incidents have seen a recent uptick — a pattern investors may want to monitor via insurance, lighting, and perimeter controls.
Proximity to established employers supports a steady workforce renter base and commute convenience, notably insurance, manufacturing, and energy headquarters listed below.
- Erie Insurance Group — insurance services (2.3 miles)
- Goodyear Tire & Rubber — manufacturing & corporate functions (15.1 miles) — HQ
- FirstEnergy — energy & utilities (17.3 miles) — HQ
- J.M. Smucker — food products (19.4 miles) — HQ
- International Paper Company — paper & packaging (27.9 miles)
This 24-unit asset is positioned in a Canton inner-suburb that shows steady, needs-based renter demand. Neighborhood occupancy near the mid-90s and modest rent levels provide a platform for stable cash flows with room for disciplined rent management. Within a 3-mile radius, households have been increasing and are projected to continue growing, expanding the tenant base and supporting occupancy stability. Homeownership is relatively accessible in the metro, so thoughtful amenity and leasing strategies remain important to retain renters.
According to CRE market data from WDSuite, school quality benchmarks are strong and grocery access is competitive for the metro, while limited park and cafe density suggests the area competes more on value and convenience than lifestyle. Safety signals are mixed: national percentiles are favorable for violent incidents, but property incidents have shown a recent uptick, underscoring the importance of prudent on-site security and insurance planning.
- Stable neighborhood occupancy and modest rents support durable cash flow
- Expanding 3-mile household base points to a larger tenant pool and leasing resilience
- Strong school ratings and solid grocery access bolster long-term neighborhood appeal
- Risk: recent property-incident uptick and accessible ownership options require active retention strategies