12900 Sunset Cir NW · Uniontown, OH 44685

$219,900

4 bd · 4.0 ba · 1,332 sqft · MultiFamily public records · 4 Days on market

Built 1963 0.58 ac lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +7.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Beautiful brick Uniontown twinplex! Located in the Lake school district and on a very quite street. Very desirable for tenants! Brick home with 2 separate entrances. Each unit has their own attached 1 car garage, located below. There is also additional basement areas with mudrooms, 1/2 baths and a shower. From the front entrance, walk into the living room with coat closet. Living room opens up to the eat-in kitchen, with plenty of space for a full sized table. The 2 bedrooms and full bath are off the hall behind living room. The units mirror each other. Both side are occupied. Great opportunity for investors to own a rental in the Lake school district. Or for new owner to live in one side and earn income from the other. Motivated sellers are ready to see offers now! Call for your private showing today!

Key facts

• Separate utilities
• All brick duplex
• New flooring

Tags

• WELL MAINTAINED
• ALL BRICK DUPLEX
• WALK-OUT BASEMENTS
• LOWER LEVEL LAUNDRY ROOMS
• SEPARATE UTILITIES
• NEW FLOORING

Property features AI

Finance

• Financial info: Gross income reported: $25,200; Unit rents: one unit $900 (leased through Feb 28, 2027), one unit $1,200; Owner pays trash collection and water; tenants pay all other utilities including electricity, heat, internet, and snow removal

Exterior

• Parking: Attached 2-car garage; Driveway
• Utilities: Public water; Septic tank sewer
• Home design: Single-story building; Brick construction; Asphalt/fiberglass roof
• Construction: Brick construction; Asphalt/fiberglass roof; Below-grade finished area (basement) and above-grade finished area
• Exterior features: Fire pit; Wooded lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two 2-bedroom units (each unit is two-bedroom)
• Bathrooms: Three full bathrooms and one half bathroom in the building; Each unit has 2 bathrooms
• Heating & cooling: Heat pump cooling; Electric forced-air heating with heat pump
• Interior features: Eat-in kitchen; Storage; Double pane windows with wood frames; Partially finished basement with storage and walk-up/walk-out access
• Laundry & utility: Lower-level laundry room

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive. Per door: $336/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Cap rate 10.0% vs local median 3.0% in Uniontown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#176 in OH, #2,742 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Lake Local (suburban): math 80% / reading 82% proficiency, ranked #47 of 656 in OH (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 186 active listings in the ZIP; solid renter incomes; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 32% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $133k; list at $220k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $219,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.11%
• DSCR: 1.58
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $7,230
• Equity at exit: $32,788

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $61,526
• Equity at exit: $19,013

Cash invested: $61,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 44685

• Active inventory: 186
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,718 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$230 /mo · $2,756/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $673

Break-even live

Break-even rent $1,866

Max offer price $219,900

Occupancy floor 70%

Sensitivity live

Price	-10% $797	-5% $735	+0% $673	+5% $611	+10% $548
Rent	-10% $458	-5% $565	+0% $673	+5% $780	+10% $888
Rate	-1.0pp $784	-0.5pp $729	base $673	+0.5pp $616	+1.0pp $558

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$2,718
Total (2 units)			$2,718

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-23
   status Pending
2. 2026-05-19
   listed $219,900 Active
3. 2019-08-09
   soldstatus $133,000
4. 2017-06-08
   soldstatus $107,700
5. 2017-06-07
   soldstatus $107,680 Sold 815-char remark

   Show marketing remark (815 chars)

   Beautiful brick Uniontown twinplex! Located in the Lake school district and on a very quite street. Very desirable for tenants! Brick home with 2 separate entrances. Each unit has their own attached 1 car garage, located below. There is also additional basement areas with mudrooms, 1/2 baths and a shower. From the front entrance, walk into the living room with coat closet. Living room opens up to the eat-in kitchen, with plenty of space for a full sized table. The 2 bedrooms and full bath are off the hall behind living room. The units mirror each other. Both side are occupied. Great opportunity for investors to own a rental in the Lake school district. Or for new owner to live in one side and earn income from the other. Motivated sellers are ready to see offers now! Call for your private showing today!

6. 2017-06-01
   status Pending 815-char remark

   Show marketing remark (815 chars)

   Beautiful brick Uniontown twinplex! Located in the Lake school district and on a very quite street. Very desirable for tenants! Brick home with 2 separate entrances. Each unit has their own attached 1 car garage, located below. There is also additional basement areas with mudrooms, 1/2 baths and a shower. From the front entrance, walk into the living room with coat closet. Living room opens up to the eat-in kitchen, with plenty of space for a full sized table. The 2 bedrooms and full bath are off the hall behind living room. The units mirror each other. Both side are occupied. Great opportunity for investors to own a rental in the Lake school district. Or for new owner to live in one side and earn income from the other. Motivated sellers are ready to see offers now! Call for your private showing today!

7. 2017-04-27
   historical Contingent 815-char remark

   Show marketing remark (815 chars)

   Beautiful brick Uniontown twinplex! Located in the Lake school district and on a very quite street. Very desirable for tenants! Brick home with 2 separate entrances. Each unit has their own attached 1 car garage, located below. There is also additional basement areas with mudrooms, 1/2 baths and a shower. From the front entrance, walk into the living room with coat closet. Living room opens up to the eat-in kitchen, with plenty of space for a full sized table. The 2 bedrooms and full bath are off the hall behind living room. The units mirror each other. Both side are occupied. Great opportunity for investors to own a rental in the Lake school district. Or for new owner to live in one side and earn income from the other. Motivated sellers are ready to see offers now! Call for your private showing today!

8. 2017-04-23
   listed $119,000 Active 815-char remark

   Show marketing remark (815 chars)

   Beautiful brick Uniontown twinplex! Located in the Lake school district and on a very quite street. Very desirable for tenants! Brick home with 2 separate entrances. Each unit has their own attached 1 car garage, located below. There is also additional basement areas with mudrooms, 1/2 baths and a shower. From the front entrance, walk into the living room with coat closet. Living room opens up to the eat-in kitchen, with plenty of space for a full sized table. The 2 bedrooms and full bath are off the hall behind living room. The units mirror each other. Both side are occupied. Great opportunity for investors to own a rental in the Lake school district. Or for new owner to live in one side and earn income from the other. Motivated sellers are ready to see offers now! Call for your private showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $2,756 · $230/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$337/yr (+$28/mo · 12.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,616
• − Mortgage interest: −$12,318
• − Property taxes: −$2,756
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,609
• − Management: −$2,609
• − Depreciation: −$6,397
• Taxable income: $4,827
• Est. tax owed @ 24.0%: −$1,159
• After-tax cash flow: $6,915/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lake Local
• NCES district ID: 3904986
• Math proficiency: 80% ▼ -5.00%
• Reading proficiency: 82% ▼ -2.00%
• Median HH income: $64,720
• Composite: 69.89/100
• National rank: #288
• State rank: #47 of 656 in OH

Livability — Uniontown

• Score: 78/100
• State rank: #176
• US rank: #2742

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Uniontown, OH
• County: Summit County · 440,783 people
• City population: 28,794
• Metro: Akron, OH
• Population (ZIP): 28,794
• Household income: $102,773
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 403.0

Population outlook (Stark County) Hauer SSP2

• Today (2025): 373,708 people
• By 2030: 371,245 · -0.7%
• By 2040: 361,331 · -3.3%
• By 2050: 345,290 · -7.6%
• By 2075: 302,669 · -19.0%
• By 2100: 238,870 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 2% Black 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada, China, South Korea
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Stark

• 2024 margin: Strong R (+21.9) · D 38.6% · R 60.5%
• 2008→2024 swing: -27.4pp toward R · 2008: 5.5pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.5 2016: R+17.4 2012: R+0.4 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.59%
• Current HPI: 217.2906
• Rent YoY: —
• Metro: Akron, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+84.8% since first listed

8 events — show timeline

• 2026-05-23 Pending — MLSNOW
• 2026-05-19 Listed $219,900 MLSNOW
• 2019-08-09 Sold (Public Records) $133,000 Public Records
• 2017-06-08 Sold (Public Records) $107,700 Public Records
• 2017-06-07 Sold (MLS) $107,680 MLSNOW
• 2017-06-01 Pending — MLSNOW
• 2017-04-27 Contingent — MLSNOW
• 2017-04-23 Listed $119,000 MLSNOW

Property tax history

+2.7%/yr

Latest (2024): $2,756 · +14.2% YoY. Source: county tax records.