| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 49th | Best |
| Demographics | 70th | Best |
| Amenities | 36th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 800 Everhard Rd SW, North Canton, OH, 44709, US |
| Region / Metro | North Canton |
| Year of Construction | 1978 |
| Units | 108 |
| Transaction Date | 2010-12-27 |
| Transaction Price | $2,784,000 |
| Buyer | CREEKSIDE RESIDENTIAL PARTNERS LLC |
| Seller | EVERHARD PLACE LLC |
800 Everhard Rd SW, North Canton Multifamily Investment
Stabilized renter demand in an inner-suburban pocket of North Canton with mid-range occupancy and value-add potential from a 1978 vintage, supported by pragmatic commercial real estate analysis from WDSuite.
Positioned in North Canton s inner suburb, the neighborhood is rated 8A and ranks 10 out of 132 metro neighborhoods, placing it in the top quartile locally according to WDSuite s CRE market data. Neighborhood occupancy sits in the low-90s and has trended upward over the past five years, indicating stable leasing conditions rather than outsized volatility.
Livability is underpinned by everyday conveniences: restaurants and cafes are comparatively dense for the metro, while grocery and pharmacy access are solid. Parks and childcare options are thinner, which may matter less for a largely workforce-oriented renter base. Schools average around 4.0 out of 5 and test as top quartile nationally, a supportive signal for family-oriented renters.
Tenure patterns show a moderate renter concentration, with roughly one-third of housing units renter-occupied, suggesting a balanced tenant pool and dependable depth for multifamily leasing. Median contract rents benchmark at attainable levels for the metro, and a rent-to-income ratio near the mid-teens implies manageable affordability pressure that can aid retention and reduce turnover risk.
Within a 3-mile radius, recent population and household growth combine with smaller average household sizes, expanding the renter pool and supporting occupancy stability. Looking forward, forecasts indicate continued increases in households, which should sustain demand for well-managed units; investors can use this context for multifamily property research when assessing renovation scope and pricing power.
Vintage and competitiveness: Built in 1978, the property is slightly older than the neighborhood s average construction year. That typically points to predictable capital planning needs and potential value-add through targeted renovations to maintain competitiveness versus newer stock.
Metro-reported crime statistics at the neighborhood level are not available in WDSuite for this location. Investors often benchmark safety by comparing neighborhood trends to city and county reporting where accessible, and by assessing property-level measures (lighting, access control, and management oversight) as part of diligence.
Nearby employers span insurance, manufacturing, and utilities, supporting a diversified workforce renter base and commute convenience for tenants. The list below highlights notable operators within a practical commuting radius that can help underpin leasing stability.
- Erie Insurance Group insurance (1.4 miles)
- Goodyear Tire & Rubber manufacturing (14.2 miles) HQ
- FirstEnergy utilities (16.4 miles) HQ
- J.M. Smucker consumer goods (18.2 miles) HQ
- International Paper Company paper & packaging (26.8 miles)
With 108 units dating to 1978, this asset sits in a top-quartile North Canton neighborhood where occupancy has held in the low-90s and trended upward, pointing to resilient day-one demand and steady lease-up dynamics. According to CRE market data from WDSuite, neighborhood rents remain attainable relative to incomes, which helps support retention while still leaving room for programmatic upgrades to lift effective rents.
The location s moderate renter concentration, diversified employment base, and 3-mile household growth outlook suggest a reliable tenant pipeline. Given the slightly older vintage, investors should expect routine capital planning and consider targeted value-add to sharpen competitiveness against newer supply while managing affordability pressure to protect occupancy.
- Top-quartile neighborhood standing among 132 metro areas supports durable fundamentals
- Low-90s neighborhood occupancy and upward five-year trend indicate leasing stability
- Rents attainable relative to local incomes underpin retention and pricing flexibility
- 1978 vintage provides clear value-add paths via targeted renovations and systems updates
- Risk: older construction may require ongoing CapEx; parks and childcare access are limited nearby