| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 28th | Poor |
| Demographics | 9th | Poor |
| Amenities | 24th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 905 Kingston Dr SE, Canton, OH, 44707, US |
| Region / Metro | Canton |
| Year of Construction | 1975 |
| Units | 48 |
| Transaction Date | 2012-10-10 |
| Transaction Price | $750,000 |
| Buyer | 2010 CANTON LLC |
| Seller | SOMERSET IV PROPERTIES LTD |
905 Kingston Dr SE Canton Multifamily Investment
Neighborhood renter concentration is high, supporting tenant depth, while occupancy trends suggest hands-on lease management; according to WDSuite’s CRE market data, performance hinges on operations and positioning.
Located in Canton’s inner-suburban fabric, the surrounding neighborhood is rated C- and ranks 121 out of 132 metro neighborhoods, indicating conditions below the metro median. For investors, this points to an operationally focused play rather than a purely momentum-driven one, with competitive positioning and expense control likely to drive outcomes.
Daily-needs access is a relative bright spot: grocery availability is competitive among Canton-Massillon neighborhoods (rank 24 of 132; national percentile 76), and restaurants are similarly accessible (rank 25 of 132). By contrast, cafes, parks, childcare, and pharmacies are limited locally (each ranking at or near the bottom of the 132-neighborhood metro set), which can affect lifestyle appeal and marketing to certain renter segments. Average school ratings in the area are low relative to national peers (1.0 out of 5; national percentile 15), implying a value-oriented renter profile rather than school-driven demand.
The share of housing units that are renter-occupied is high at the neighborhood level (rank 3 of 132; high nationally), which supports a deeper tenant base for multifamily operators. However, neighborhood occupancy has trended below the metro median (rank 105 of 132 with recent softening), underscoring the importance of leasing execution, renewal strategies, and unit-level competitiveness to sustain stabilized performance.
Within a 3-mile radius, population has edged higher and is projected to grow further through 2028, with households expected to expand meaningfully—supporting a larger renter pool and potential leasing velocity. Rising median incomes and projected rent gains indicate room for operational improvement, but a rent-to-income profile that shows affordability pressure at the neighborhood level suggests careful pricing and renewal management. Very low for-sale home values in the immediate neighborhood can introduce competition from ownership alternatives; in this context, emphasizing convenience, service, and move-in ready finishes can help sustain retention. Built in 1975, the property is newer than the neighborhood’s average building vintage (1953), offering relative competitiveness versus older stock, while still warranting capital planning for aging systems and targeted value-add upgrades.
Comparable neighborhood crime metrics are not available in the dataset provided. Investors typically benchmark property performance against city and metro trends and incorporate third-party reports and local law enforcement updates to monitor conditions over time. A pragmatic approach is to underwrite prudent security, lighting, and site management measures and adjust as more neighborhood-specific data becomes available.
The employment base within commuting distance includes insurance, manufacturing, and energy corporates, supporting workforce housing demand and retention potential. Notable nearby employers include Erie Insurance, Goodyear, J.M. Smucker, and FirstEnergy.
- Erie Insurance Group — insurance (5.8 miles)
- Goodyear Tire & Rubber — manufacturing (20.0 miles) — HQ
- J.M. Smucker — food products (21.2 miles) — HQ
- FirstEnergy — energy & utilities (22.2 miles) — HQ
- International Paper Company — packaging & paper (29.0 miles)
This 48-unit, 1975-vintage asset sits in a renter-heavy neighborhood where the tenant base is deep but occupancy runs below the metro median, positioning the opportunity as an operations- and value-add–driven play. According to WDSuite’s commercial real estate analysis, grocery and restaurant access compares favorably within the metro, while limited parks, pharmacies, and school quality reinforce a value-oriented renter profile that responds to convenience, in-unit upgrades, and responsive management.
Forward-looking demographics within a 3-mile radius point to population and household growth, supporting renter pool expansion and potential leasing velocity. At the same time, low neighborhood home values and a rent-to-income profile that signals affordability pressure call for disciplined pricing, renewal strategies, and selective capital improvements to sharpen competitive position and retention.
- High renter concentration supports a deeper tenant base and consistent leasing funnel
- 1975 vintage offers value-add and modernization angles versus older neighborhood stock
- Competitive access to groceries and restaurants enhances day-to-day convenience positioning
- Demographic growth within 3 miles supports renter pool expansion and occupancy stability over time
- Risks: below-metro occupancy, limited amenities/schools, and affordability pressure require disciplined pricing and active management