| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Good |
| Demographics | 61st | Best |
| Amenities | 24th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8220 Traphagen St NW, Massillon, OH, 44646, US |
| Region / Metro | Massillon |
| Year of Construction | 1973 |
| Units | 80 |
| Transaction Date | 2002-03-20 |
| Transaction Price | $2,650,000 |
| Buyer | MCKINLEY PRESIDENTIAL LTD |
| Seller | THE HOME SAVINGS & LOAN COMPANY OF YOUNG |
8220 Traphagen St NW Massillon Multifamily Opportunity
Neighborhood-level occupancy is high and historically resilient, according to WDSuite’s CRE market data, suggesting stable renter demand in the immediate area rather than at the property itself. This positioning in suburban Stark County offers defensive cash flow characteristics in a market where renter households have been growing.
Situated in suburban Massillon within the Canton–Massillon, OH metro, the neighborhood posts an A- rating and ranks 29 out of 132 metro neighborhoods, indicating it is competitive among Canton–Massillon neighborhoods. Neighborhood occupancy is reported at 99.4% (neighborhood metric, not the property), placing the area in the top quartile locally and in a strong national percentile, which supports expectations for leasing stability and low downtime.
Livability drivers are mixed but serviceable for workforce renters: pharmacies and groceries are reasonably accessible (both above the metro median by rank), while cafes, restaurants, and parks are limited within the neighborhood footprint. Average school ratings trend above the metro median (rank 21 of 132), which can aid household retention for family renters.
Tenure data indicates a renter-occupied share around the metro median (rank 52 of 132), signaling a meaningful, steady base of rental demand rather than a transient market. Median contract rents in the neighborhood are moderate (rank 18 of 132; national percentile below the midpoint), and a rent-to-income profile in the higher national percentiles suggests manageable affordability pressure—factors that can support renewal rates and disciplined rent growth.
Within a 3-mile radius, population and household counts have been expanding, with forecasts pointing to further household growth and slightly smaller household sizes. For investors, this implies a gradually widening tenant base and potential renter pool expansion over the medium term, which can support occupancy stability and measured rent growth, based on CRE market data from WDSuite.
The property’s 1973 vintage is newer than the neighborhood’s average construction year (1963). That positioning can be competitively useful versus older stock, while still warranting capital planning for systems, interiors, and common areas to capture value-add upside and reduce near-term maintenance risk.
Neighborhood-level crime metrics were not available in WDSuite for this area at the time of publication. For underwriting, investors typically compare recent municipal reports and third-party datasets at the neighborhood and city levels to benchmark safety trends against the broader Canton–Massillon region. Use property-level history, insurance quotes, and lighting/security audits to contextualize leasing and retention exposure.
Proximity to established regional employers supports a stable renter base and commute convenience for workforce tenants. Notable nearby nodes include insurance, consumer goods, manufacturing, utilities, and paper packaging employers listed below.
- Erie Insurance Group — insurance (3.6 miles)
- J.M. Smucker — consumer foods (13.6 miles) — HQ
- Goodyear Tire & Rubber — tires & rubber (15.4 miles) — HQ
- FirstEnergy — electric utility (17.0 miles) — HQ
- International Paper Company — paper & packaging (22.0 miles)
This 80-unit, 1973-vintage Massillon asset sits in a suburban neighborhood that ranks competitively within the Canton–Massillon metro and reports high neighborhood occupancy (a neighborhood metric, not property-specific). Moderate rents and a favorable rent-to-income profile point to steady renewals and disciplined rent growth, while 3-mile demographic trends indicate a growing household base and smaller average household sizes that can widen the renter pool and support leasing stability.
The vintage presents a straightforward value-add path: programmatic upgrades can enhance competitive positioning versus older local stock, while maintaining attainable pricing that resonates with workforce demand. According to CRE market data from WDSuite, neighborhood fundamentals—strong occupancy, moderate rents, and balanced renter concentration—compare well against metro patterns, supporting a conservative, cash-flow-oriented business plan.
- High neighborhood occupancy supports stable leasing and lower downtime
- Moderate rents and rent-to-income profile aid renewal and pricing discipline
- 1973 vintage offers value-add potential through targeted CapEx and interiors
- 3-mile household growth and smaller household sizes expand the tenant base
- Risks: limited nearby dining/parks and competition from more accessible ownership options