| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Best |
| Demographics | 72nd | Best |
| Amenities | 26th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3133 Bretton St NW, North Canton, OH, 44720, US |
| Region / Metro | North Canton |
| Year of Construction | 2003 |
| Units | 24 |
| Transaction Date | 2010-08-06 |
| Transaction Price | $830,500 |
| Buyer | FHL ENTERPRISES LLC |
| Seller | MCDONALD PROPERTIES INC |
3133 Bretton St NW North Canton Multifamily Investment
Neighborhood occupancy trends run above the metro median, supporting steadier leasing and rent roll durability, according to WDSuite’s CRE market data. A higher renter-occupied share within the neighborhood signals a deeper tenant base relative to nearby owner-heavy areas.
Situated in North Canton’s inner-suburb fabric of the Canton–Massillon metro, the neighborhood rates A and ranks 13 out of 132 neighborhoods—top quartile locally—indicating solid fundamentals for multifamily investors. Neighborhood occupancy is above the metro median (rank 64 of 132), a favorable backdrop for maintaining stabilization and reducing downtime between turns.
Local amenities skew toward dining rather than daily-needs retail: restaurants index competitively (rank 11 of 132; top end of the metro and strong versus national peers), while grocery, parks, and cafes are limited within the immediate neighborhood footprint. For investors, this mix points to convenience for dining but fewer walkable essentials, which can be offset by proximity to arterial corridors and a car-oriented resident profile common in inner suburbs.
Housing and demographics indicators are constructive. The neighborhood’s housing score ranks 3 of 132 (top quartile nationally), and demographics rank 13 of 132 (top quartile metro-wide), with a national percentile near the upper tier for education attainment. The renter-occupied share in the neighborhood is 45.6% (rank 14 of 132; high in the metro and 85th percentile nationally), implying a deeper renter pool and resilient multifamily demand. By contrast, demographic statistics aggregated within a 3-mile radius show a more owner-tilted tenure mix, which can support pricing power for well-located rentals that offer larger floor plans and convenient access.
Affordability metrics are balanced from an investment perspective. Rent-to-income sits near the national midpoint, and the value-to-income ratio and home values are moderately elevated for the area—conditions that can sustain reliance on rental housing and help underpin lease retention. These dynamics, paired with competitive neighborhood rankings and above-median occupancy, frame a pragmatic leasing thesis grounded in commercial real estate analysis.
Comparable neighborhood safety insights are not metro-ranked in the provided dataset, so block-level conclusions are inappropriate. Investors should evaluate trend-level indicators and consult local sources for recent patterns. In the absence of ranked crime metrics, a prudent approach is to benchmark this location against peer neighborhoods across the Canton–Massillon metro and track multi-year trends to understand relative safety positioning.
The area draws from a diversified employment base that supports renter demand through commute-friendly access to regional corporate offices, including insurance, manufacturing, energy, and consumer goods. These employers underpin steady leasing and retention by broadening the white-collar and skilled operations tenant pool.
- Erie Insurance Group — insurance services (4.2 miles)
- Goodyear Tire & Rubber — manufacturing & corporate (11.5 miles) — HQ
- FirstEnergy — energy & utilities (13.9 miles) — HQ
- J.M. Smucker — consumer packaged goods (19.1 miles) — HQ
- International Paper Company — packaging & paper products (28.0 miles)
Built in 2003, this 24-unit asset is newer than the neighborhood’s average construction year, offering a competitive edge versus older stock while still warranting standard capital planning for systems approaching mid-life. The neighborhood shows above-median occupancy within the Canton–Massillon metro and a high renter-occupied share, which together suggest a sizable tenant base and support for stabilized performance, based on CRE market data from WDSuite. Larger average unit sizes (around 1,200+ sq. ft.) can further aid lease retention among space-seeking renters.
Within a 3-mile radius, household counts have increased and are projected to expand further, even as average household size trends lower—dynamics that typically broaden the renter pool and help sustain occupancy. Moderately elevated home values relative to incomes reinforce reliance on rental housing, while the amenity pattern favors dining convenience over daily-needs walkability, aligning with car-oriented suburban living. Key risks include limited walkable retail and the need to manage aging building systems over the hold.
- 2003 vintage offers competitive positioning versus older local stock, with prudent mid-life capital planning
- Above-median neighborhood occupancy and high renter-occupied share support demand and stabilization
- Larger average unit size provides retention tailwinds for renters prioritizing space
- Risks: limited walkable daily-needs retail; aging systems may require targeted reinvestment over time