| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Best |
| Demographics | 70th | Best |
| Amenities | 36th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Everhard Rd SW, North Canton, OH, 44709, US |
| Region / Metro | North Canton |
| Year of Construction | 1978 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
100 Everhard Rd SW North Canton Multifamily Investment
Neighborhood occupancy trends and a steady renter base signal durable demand, according to WDSuite’s CRE market data. The location’s proximity to major employers supports leasing stability without relying on premium rent growth.
Positioned in an Inner Suburb of the Canton-Massillon metro, the property sits in a neighborhood rated A and ranked 10 out of 132 — competitive among Canton-Massillon neighborhoods and within the top quartile locally. Neighborhood occupancy is 92.0% (neighborhood metric, not property-specific) with a positive five-year trend, suggesting stable absorption and manageable turnover risk for similar assets.
Within a 3-mile radius, the population has been broadly steady and is forecast to grow, with households projected to increase, indicating a larger tenant base over the next several years. Smaller average household sizes point to continued reliance on rental options, which supports occupancy stability for multifamily operators. This directionally aligns with multifamily property research that emphasizes tenant pool expansion as a driver of leasing durability.
Renter-occupied housing accounts for roughly one-third of neighborhood units (34.8% renter concentration), indicating a meaningful but not saturated rental market. Median contract rents in the area trend toward the accessible side relative to incomes (neighborhood rent-to-income ratio at 0.14), which can help support retention while allowing disciplined, incremental rent moves through renewals.
Local convenience is a strength: restaurant and cafe density ranks 18 and 15 of 132 respectively, and pharmacy access ranks 15 — useful for day-to-day livability. Public parks and formal childcare options are limited in the immediate neighborhood, which investors should factor into amenity strategies. Schools score well (average 4.0 out of 5; top quartile nationally), a positive signal for family-oriented demand compared with many peer submarkets.
Vintage context matters: the asset was built in 1978, slightly older than the neighborhood’s average 1984 construction year. That age profile often implies scope for targeted capital improvements or value-add repositioning to compete effectively against newer stock while budgeting for vintage systems.
Comparable metro crime rankings and national percentiles are not available for this neighborhood in WDSuite at this time. Investors should evaluate property-level security measures, lighting, access control, and local policing engagement, and compare trends to broader Stark County and Canton-Massillon benchmarks during diligence.
As with any inner-suburban location, activity levels can vary by block and time of day. Framing safety at the neighborhood scale and over multi-year trends is recommended to avoid over-weighting short-term or anecdotal signals.
Nearby employment anchors provide a broad white-collar and industrial base that supports renter demand and commute convenience, including Erie Insurance Group, Goodyear Tire & Rubber, FirstEnergy, J.M. Smucker, and International Paper Company.
- Erie Insurance Group — insurance services (2.2 miles)
- Goodyear Tire & Rubber — tires & rubber corporate (14.5 miles) — HQ
- FirstEnergy — electric utility (16.8 miles) — HQ
- J.M. Smucker — food products (19.2 miles) — HQ
- International Paper Company — packaging & paper (27.8 miles)
This 30-unit, 1978 vintage asset benefits from a competitive neighborhood position and steady renter demand. Neighborhood occupancy sits near the metro middle with a multi-year uptrend, while a meaningful — but not saturated — renter concentration supports consistent leasing. Within 3 miles, households are projected to rise, indicating a larger tenant base and reinforcing potential occupancy stability over the medium term.
The vintage opens value-add pathways: modest interior upgrades, common-area enhancements, or systems modernization can improve competitiveness versus 1980s-vintage peers. According to CRE market data from WDSuite, local rent levels relative to incomes suggest room for disciplined renewal-driven growth without overextending affordability, particularly when paired with targeted improvements and professional management.
- Competitive location within the metro (ranked 10 of 132), supporting durable renter demand
- Neighborhood occupancy near the metro average with a positive five-year trend (neighborhood metric)
- 3-mile household growth outlook expands the tenant base and supports leasing stability
- 1978 vintage presents value-add and capital planning opportunities to enhance competitiveness
- Risks: aging systems requiring capex; limited parks/childcare nearby; renter share that may require active marketing to sustain velocity