| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Best |
| Demographics | 66th | Best |
| Amenities | 46th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7253 Hills And Dales Rd NW, Massillon, OH, 44646, US |
| Region / Metro | Massillon |
| Year of Construction | 1972 |
| Units | 48 |
| Transaction Date | 2019-11-21 |
| Transaction Price | $1,700,000 |
| Buyer | YOU ME AND E LTD |
| Seller | M PETROS INVESTMENTS LLC |
7253 Hills And Dales Rd NW Massillon Multifamily Investment
Near-term operations benefit from a high neighborhood occupancy level, according to WDSuite’s CRE market data, with stability supported by a moderate renter base and solid local incomes. Positioning skews toward value-add given the 1972 vintage versus newer nearby stock.
Neighborhood dynamics and rental demand
The property sits in an Inner Suburb pocket of the Canton–Massillon metro that is rated A and ranks 7 out of 132 neighborhoods, placing it well above the metro median. Neighborhood occupancy is strong at 98.4% (neighborhood metric, not property-specific), and ranks 22 of 132 with a national standing in the upper tier, indicating resilient leasing fundamentals based on CRE market data from WDSuite.
Renter-occupied share in the neighborhood is 35.9% (ranked 36 of 132), signaling a moderate renter concentration and a sufficiently deep tenant base for multifamily demand without overexposure. Median contract rents trend on the lower side within the metro context, while the rent-to-income ratio sits favorably, supporting retention and measured pricing power. Elevated home values and a higher value-to-income ratio for owners suggest a high-cost ownership market in this pocket, which tends to reinforce renter reliance on multifamily housing.
Amenities are mixed: groceries and pharmacies are accessible relative to many metro peers (ranks 32 and 10 of 132), while parks and cafes are limited within the neighborhood boundaries. Restaurants sit near the metro middle. For investors, this combination typically supports day-to-day livability while leaving room for property-level upgrades to enhance on-site appeal.
Within a 3-mile radius, demographics show recent population and household growth, with forecasts indicating additional renter pool expansion and a slight reduction in average household size. These trends generally translate to a larger tenant base and steady absorption over time. When combined with the neighborhood’s above-median standing among 132 metro neighborhoods, the forward setup remains constructive for multifamily property research.
Safety context
Comparable public crime metrics at the neighborhood level are limited in this release for the Canton–Massillon metro. Investors typically benchmark property- and block-level safety using local law enforcement reports and insurer/lender diligence to understand trends relative to surrounding suburbs. As a best practice, evaluate multi-year patterns and commute corridors rather than single-year snapshots.
Employment base and commute drivers
Proximity to regional corporate employers underpins workforce housing demand and supports leasing stability. Nearby anchors include Erie Insurance Group, J.M. Smucker, Goodyear Tire & Rubber, FirstEnergy, and International Paper Company.
- Erie Insurance Group — insurance services (2.9 miles)
- J.M. Smucker — consumer packaged goods (14.6 miles) — HQ
- Goodyear Tire & Rubber — manufacturing (15.8 miles) — HQ
- FirstEnergy — utilities (17.6 miles) — HQ
- International Paper Company — paper & packaging (22.9 miles)
Investment thesis
Constructed in 1972 and totaling 48 units with average unit sizes around 647 square feet, the asset skews older than the neighborhood’s average vintage. That positioning typically supports a value-add program focused on interior modernization and building systems planning, while benefiting from neighborhood-level occupancy strength that remains above many metro peers, according to CRE market data from WDSuite.
The surrounding neighborhood’s moderate renter concentration, favorable rent-to-income dynamics, and elevated ownership costs point to durable rental demand and retention. Within a 3-mile radius, recent population and household growth with forecasts for further renter pool expansion provide a constructive backdrop for lease stability. Key watch items include capital expenditures tied to the vintage and the area’s limited park/cafe density, which may necessitate on-site amenity enhancements to sustain competitive positioning.
- Strong neighborhood occupancy and above-median rank among 132 metro neighborhoods support leasing stability
- Moderate renter-occupied share with favorable rent-to-income dynamics underpins demand depth and retention
- 1972 vintage offers value-add potential via interior and systems upgrades relative to newer nearby stock
- 3-mile demographic trends indicate a growing tenant base and support for steady absorption over time
- Risks: older building capex needs and limited park/cafe density may require on-site amenity investment