| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Good |
| Demographics | 61st | Best |
| Amenities | 24th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 311 Gail Ave NE, Massillon, OH, 44646, US |
| Region / Metro | Massillon |
| Year of Construction | 2003 |
| Units | 24 |
| Transaction Date | 2012-05-25 |
| Transaction Price | $1,500,000 |
| Buyer | R D WILLIAMS LAND CORP |
| Seller | CONTREL CORPORATION |
311 Gail Ave NE Massillon, Ohio 24-Unit Multifamily
Neighborhood occupancy is strong and supports lease-up stability, according to WDSuite’s CRE market data, while 2003 construction offers a competitive edge versus older local stock.
Situated in a suburban pocket of the Canton-Massillon metro, the neighborhood carries an A- rating and ranks 29 out of 132 metro neighborhoods — top quartile locally. For investors, this positioning signals durable location fundamentals that have supported a 99.4% neighborhood occupancy rate (measured for the neighborhood, not the property), a level that tends to underpin retention and pricing discipline through cycles.
Daily-needs access is a relative strength: grocery availability is competitive among Canton-Massillon neighborhoods (rank 40 of 132), pharmacies sit in the top quartile (rank 17 of 132), and childcare density is also top quartile (rank 9 of 132). Lifestyle amenities are thinner — parks, cafes, and restaurants rank at the bottom of the metro — so the area reads as convenience-oriented rather than destination-driven. Average school ratings are modestly above national norms (national percentile 61) and top quartile within the metro (rank 21 of 132), which can support family-oriented renter demand.
The property’s 2003 vintage is newer than the neighborhood average construction year of 1963, positioning it favorably against older comparables. That relative youth can reduce near-term capital intensity and enhance competitive standing, though investors should still plan for system upgrades typical of early-2000s assets.
Within a 3-mile radius, demographics indicate a growing renter pool: population increased by roughly 3% over five years, households expanded about 7%, and forecasts point to additional household growth with slightly smaller average household sizes. A renter-occupied share around 36% within this radius suggests a balanced but sufficient tenant base for multifamily, supporting occupancy stability rather than volatility. Neighborhood rent-to-income around 0.12 indicates manageable affordability pressure, which can aid lease retention and measured rent growth management.
Ownership costs in the immediate area are comparatively accessible (neighborhood median home values track below many national markets and value-to-income ratios are low), which can create some competition from entry-level ownership. Even so, relatively modest contract rents and steady income growth in the 3-mile radius underpin a viable multifamily demand story with attention to renewal strategy.
Neighborhood-level crime benchmarks are not available in WDSuite for this location. Investors typically evaluate city and county trendlines alongside property-level measures (lighting, access controls, and visibility) to contextualize risk and align operating practices with resident expectations.
Proximity to a diversified employment base supports renter demand and commute convenience, led by insurance, consumer goods, utilities, and manufacturing anchors referenced below.
- Erie Insurance Group — insurance services (4.9 miles)
- J.M. Smucker — consumer packaged goods (13.0 miles) — HQ
- Goodyear Tire & Rubber — manufacturing (17.1 miles) — HQ
- FirstEnergy — utilities (18.6 miles) — HQ
- International Paper Company — paper & packaging (21.2 miles)
311 Gail Ave NE offers a 24-unit, early-2000s asset in a suburban neighborhood that ranks in the top quartile among 132 Canton-Massillon neighborhoods. The area exhibits high neighborhood occupancy and stable demand drivers, while the property’s 2003 vintage stands newer than the local average stock, supporting competitive positioning with potentially lower near-term capital needs. Based on CRE market data from WDSuite, neighborhood occupancy remains elevated compared with many U.S. neighborhoods, reinforcing an emphasis on retention and disciplined revenue management.
Within a 3-mile radius, modest population growth, a larger household count, and smaller average household sizes point to renter pool expansion. Median rents remain relatively accessible versus incomes, which supports lease stability; however, comparatively accessible for-sale housing means operators should prioritize renewal strategies and product differentiation rather than relying on outsized rent steps.
- Top-quartile neighborhood standing in the Canton-Massillon metro with strong occupancy supporting stability
- 2003 construction offers competitive positioning versus older local stock with manageable modernization planning
- 3-mile radius shows growing households and smaller sizes, expanding the tenant base and supporting retention
- Rents remain relatively accessible versus incomes, aiding lease management and measured growth
- Risk: accessible ownership options and limited lifestyle amenities may temper pricing power; focus on renewals and property quality