| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Good |
| Demographics | 62nd | Best |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5325 13th St SW, Canton, OH, 44710, US |
| Region / Metro | Canton |
| Year of Construction | 1973 |
| Units | 49 |
| Transaction Date | 2010-11-11 |
| Transaction Price | $2,350,000 |
| Buyer | CEP1 LLC |
| Seller | 2 BUBBAS LLC |
5325 13th St SW Canton Multifamily Investment
Neighborhood occupancy trends are solid for Canton and support leasing stability, according to WDSuite s CRE market data, with rents positioned to capture demand without overextending affordability.
Situated in a Suburban pocket of Canton, the neighborhood is competitive among Canton-Massillon neighborhoods (ranked 18 of 132) with an overall A rating, based on CRE market data from WDSuite. Occupancy in the neighborhood sits above many U.S. areas, supporting income stability and reducing downtime risk between turns.
Daily-life amenities are mixed: park and pharmacy access track in the higher national percentiles (roughly mid-70s), while cafes and grocery options are limited within the immediate neighborhood. For investors, this combination often correlates with steadier, value-oriented renter demand but may warrant highlighting nearby retail nodes in marketing to prospects.
Schools average around 4.0 out of 5 and rank 9 of 132 in the metro, translating to the top quartile nationally. This can bolster family-oriented renter interest and retention, particularly for larger floor plans.
Tenure patterns indicate a lower renter concentration in the neighborhood relative to many metros (about a quarter of housing units are renter-occupied). That profile typically supports steady but measured multifamily absorption, with a deeper owner base limiting extreme volatility. Median contract rents trend on the more accessible side locally, and the rent-to-income profile (stronger than many U.S. areas) suggests manageable affordability pressure that can support renewal capture and measured rent growth.
Within a 3-mile radius, demographics show recent population growth with further gains in households projected. Forecasts point to more households alongside smaller average household size, which typically expands the renter pool and supports occupancy stability for well-managed properties. Rising household incomes in the area also underpin the ability to sustain rent levels consistent with local value positioning.
Home values are lower than many U.S. neighborhoods on a national percentile basis. In practice, that means some renters have attainable ownership alternatives, which can temper pricing power at the margin. For operators, this usually favors a focus on well-maintained units, service quality, and modest value-add to differentiate against entry-level ownership options.
Comparable crime data at the neighborhood scale was not available in WDSuite for this location. Investors commonly supplement with local law enforcement reports and property-level history to gauge trend direction and apply standard operational safeguards (lighting, access controls, resident engagement) appropriate to the submarket context.
The employment base combines insurance, consumer goods, energy/utilities, and manufacturing within commutable reach, supporting workforce housing demand and lease retention. Employers highlighted below reflect the nearest concentration relevant to renter demand: Erie Insurance Group, J.M. Smucker, Goodyear Tire & Rubber, FirstEnergy, and International Paper Company.
- Erie Insurance Group insurance (4.1 miles)
- J.M. Smucker consumer goods (16.9 miles) HQ
- Goodyear Tire & Rubber tires & rubber manufacturing (18.7 miles) HQ
- FirstEnergy energy & utilities (20.6 miles) HQ
- International Paper Company paper & packaging (24.7 miles)
At 49 units with average floor plans near 844 square feet, the property fits the workforce housing band that benefits from the neighborhood s above-median occupancy and value-oriented rent positioning. The area s renter-occupied share is lower than many metros, which typically translates to steady, needs-based demand rather than transient turnover, while the rent-to-income profile indicates room to maintain pricing without outsized retention risk, based on CRE market data from WDSuite.
Built in 1973, the asset may warrant targeted capital planning for systems and interiors. Selective renovations can enhance competitiveness versus entry-level ownership alternatives in a high owner-share area, while demographic trends within a 3-mile radius notably modest population growth and a projected increase in households as average household size declines support a gradually expanding renter base and occupancy stability over the medium term.
- Neighborhood occupancy above many U.S. areas supports stable income and measured rent gains.
- Workforce-oriented unit mix (avg. ~844 sf) aligns with steady renter demand and renewal capture.
- 1973 vintage offers value-add potential via targeted system upgrades and interior refreshes.
- 3-mile demographics point to more households and a larger tenant base over time.
- Risks: limited nearby retail amenities and a higher ownership share can temper pricing power; plan for competitive finishes and service quality.