| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 28th | Poor |
| Demographics | 9th | Poor |
| Amenities | 24th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 634 17th St SE, Canton, OH, 44707, US |
| Region / Metro | Canton |
| Year of Construction | 1973 |
| Units | 84 |
| Transaction Date | 2012-10-10 |
| Transaction Price | $1,312,500 |
| Buyer | 2010 CANTON LLC |
| Seller | SOMERSET III PROPERTIES LTD |
634 17th St SE, Canton OH Multifamily Investment
Neighborhood renter-occupied housing is a dominant share, supporting a deeper tenant base and steadier leasing, according to WDSuite’s CRE market data. This positioning favors stable demand at working-class price points in Canton.
This Inner Suburb pocket of Canton carries a C- neighborhood rating within the Canton-Massillon metro (ranked 121 of 132 neighborhoods), signaling an area that competes primarily on value and workforce access rather than premium amenities. Grocery access is a relative strength locally (ranked 24 of 132) and sits in the top quartile nationally by availability, while restaurants are competitive among Canton-Massillon neighborhoods. By contrast, parks, cafes, childcare, and pharmacies are limited in the immediate area.
For investors, the neighborhood’s renter concentration is among the highest in the metro (ranked 3 of 132; high national percentile), indicating a deep pool of renter-occupied units that can support multifamily demand. Overall neighborhood occupancy is in the lower half of the metro distribution, which points to the importance of active leasing and retention management. Median contract rents in the neighborhood are low by national standards, which can aid lease-up and absorption for value-oriented assets, though it may temper near-term pricing power.
Vintage dynamics matter: the average construction year in the neighborhood skews older (1953). With a 1973 build, this property is newer than much of the surrounding stock, yet still old enough that capital planning for systems, interiors, and common areas can unlock value-add potential and improve competitive positioning against aging comparables.
Demographics within a 3-mile radius show a stable population base historically with forecasts indicating population and household growth ahead, expanding the potential renter pool. Median incomes in the area have been rising, and projected rent levels continue to trend upward, which can support occupancy stability and measured rent growth for well-managed, livable product. Average school ratings are below metro norms, so demand is more likely to be driven by workforce households prioritizing value, commute efficiency, and essential retail over school-driven location choices.
Home values in the neighborhood are low relative to national norms. In practice, this can create some competition from ownership options; however, elevated rent-to-income ratios locally suggest that lease management and renewals should factor affordability pressure into underwriting and asset strategy.
Metro-reported crime figures at the neighborhood level are not available in this dataset. Investors typically benchmark safety by comparing neighborhood trends with broader metro and city indicators and conducting on-the-ground diligence. Given the value-oriented profile of this area, prudent underwriting often includes enhanced property management, lighting, and access-control considerations to support resident comfort and retention.
The area draws from a diversified Northeast Ohio employment base that supports workforce housing demand and commute convenience. Key nearby employers include insurance, manufacturing, consumer products, utilities, and paper packaging.
- Erie Insurance Group — insurance (5.7 miles)
- Goodyear Tire & Rubber — tires & rubber manufacturing (20.1 miles) — HQ
- J.M. Smucker — food products (21.0 miles) — HQ
- FirstEnergy — electric utility (22.3 miles) — HQ
- International Paper Company — paper & packaging (28.8 miles)
This 84-unit, 1973-vintage asset sits in a value-oriented Canton submarket where renter-occupied housing is prevalent and grocery/restaurant access is comparatively strong for the metro. According to CRE market data from WDSuite, neighborhood occupancy trends are below the metro midpoint, which places a premium on hands-on leasing and renewals; however, the area’s high renter concentration and projected 3-mile household growth point to a durable tenant base for well-managed, workforce product.
The 1973 vintage is newer than much of the surrounding stock, creating a clear path for value-add through systems upgrades and interior/common-area improvements that can differentiate against older comparables. Low neighborhood rent levels can aid absorption and drive steady occupancy, while rent-to-income pressures and modest school ratings highlight the need for disciplined pricing and resident retention strategies.
- High renter concentration supports depth of tenant demand and leasing stability.
- 1973 build offers value-add potential versus older neighborhood stock.
- Forecast 3-mile population and household growth expands the renter pool.
- Proximity to diversified regional employers underpins workforce housing demand.
- Risks: below-metro occupancy, affordability pressure, and limited amenity/school quality require active management and prudent underwriting.