| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Best |
| Demographics | 70th | Best |
| Amenities | 68th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3970 Batton St NW, North Canton, OH, 44720, US |
| Region / Metro | North Canton |
| Year of Construction | 1988 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3970 Batton St NW, North Canton Multifamily Investment
Neighborhood-level occupancy is strong and well above many U.S. areas, supporting stable leasing and retention, according to WDSuite’s CRE market data. This inner-suburb location in the Canton-Massillon metro offers steady renter demand with balanced affordability.
North Canton’s inner-suburb setting provides everyday convenience that supports tenant retention. Grocery and pharmacy access are competitive among 132 metro neighborhoods (grocery rank 11 of 132; pharmacy rank 13 of 132), and both score in the mid‑80s nationally for amenity density. Parks access is also a relative strength (rank 5 of 132; top quartile nationally). Restaurant density is strong (rank 6 of 132), while cafe density is limited, which may modestly reduce walk-to-coffee appeal compared with urban cores.
School quality is a positive signal for family renters: the neighborhood’s average school rating is 4.0 out of 5, ranking 9 of 132 and placing it in the top quartile nationally. The neighborhood’s overall rating is A+ with a rank of 3 among 132 metro neighborhoods, indicating competitive positioning within the Canton-Massillon area.
For multifamily demand, the share of housing units that are renter-occupied is measured at the neighborhood level at 37.3% (rank 31 of 132; above the metro median), suggesting a meaningful—though not dominant—renter base that can support absorption and renewals. Neighborhood occupancy is high and in the 95th percentile nationally, pointing to tight conditions that typically favor consistent collections and pricing discipline.
Vintage matters for competitive positioning. The property was built in 1988, newer than the neighborhood’s average construction year of 1975 (rank 41 of 132). That relative youth can help leasing versus older stock, though investors should still plan for modernization of aging systems and finishes as part of a value-add or capital maintenance strategy.
Demographics within a 3‑mile radius indicate gradual population growth over the past five years and a 7%+ increase in households, with forecasts calling for additional population expansion and a notable increase in households by 2028. Smaller average household sizes are expected, which typically expands the renter pool and supports occupancy stability. Median contract rents remain moderate locally, and a rent‑to‑income ratio around the neighborhood median suggests manageable affordability that can aid renewal rates.
Ownership costs in the area are relatively accessible compared with many U.S. markets (home values sit in lower national percentiles). For investors, that means some competition from for-sale alternatives, but it can also sustain demand for larger, well-managed rentals where convenience, schools, and maintenance-free living matter.
Neighborhood-level crime data for this area is not available in WDSuite’s current release. Investors typically compare submarket trends to metro and national benchmarks and confirm on-the-ground conditions with local property managers and law enforcement resources during due diligence.
Given strong occupancy and competitive neighborhood rankings elsewhere, many investors proceed by calibrating security features and operating practices to resident expectations, while validating trends with updated public sources before underwriting.
Proximity to established corporate employers supports a stable renter base by shortening commutes for professionals in insurance, manufacturing, utilities, and consumer goods headquartered nearby.
- Erie Insurance Group — insurance (2.8 miles)
- Goodyear Tire & Rubber — tire & rubber (12.3 miles) — HQ
- FirstEnergy — electric utility (14.5 miles) — HQ
- J.M. Smucker — consumer packaged goods (18.1 miles) — HQ
- International Paper Company — paper & packaging (26.9 miles)
3970 Batton St NW is a 24‑unit 1988 vintage asset positioned in a high-occupancy North Canton neighborhood. Tight neighborhood conditions (top national percentiles for occupancy), competitive schools, and convenient daily amenities support leasing durability, while moderate neighborhood rent-to-income levels indicate manageable affordability that can aid retention. The asset’s vintage is newer than the local average, which helps competitive standing versus older stock, though prudent capital plans should account for system modernization and interior refresh potential.
Within a 3‑mile radius, recent population growth and an increase in households—projected to continue—point to a larger tenant base over time. According to CRE market data from WDSuite, the neighborhood ranks competitively within the metro on amenities and schools, reinforcing fundamentals for steady occupancy and measured rent growth, with the main tradeoffs being some competition from accessible ownership options and the need to manage capex for a late‑1980s building.
- High neighborhood occupancy and competitive school/amenity rankings support stable leasing and renewals.
- 1988 vintage is newer than local average, with value‑add potential via targeted system and interior upgrades.
- 3‑mile radius shows growing households and a larger renter pool, supporting future absorption.
- Moderate neighborhood rent‑to‑income dynamics can aid retention and pricing discipline.
- Risks: accessible ownership alternatives and capex for aging 1980s systems; limited cafe density reduces some walkable lifestyle appeal.