221 Tower St SW · Beach City, OH 44608

$174,900

5 bd · 3.0 ba · 2,528 sqft · MultiFamily public records · 6 Days on market

Built 1949 6,534 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +2.9/5.0
• 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: 3 units. confirmed

Listing remarks

Investment opportunity in Beach City! Welcome to 221 Tower St SW — a well-maintained triplex offering strong income potential and flexible investment possibilities. This multi-family property features two spacious 2-bedroom, 1-bath units along with one 1-bedroom, 1-bath unit, providing a versatile unit mix for a variety of rental needs. With over 2,500 square feet of living space, the property offers functional layouts, ample parking, and convenient access to local amenities and major routes. Whether you’re looking to expand your investment portfolio or owner-occupy while generating rental income, this property offers excellent potential and opportunity.

Key facts

• 6,534 sq ft lot
• Built 1949
• Listed 6 days

Property features AI

Exterior

• Parking: Paved
• Utilities: Public water; Public sewer; Owner pays gas, sewer, trash collection, and water; tenant pays electricity
• Home design: 2-story home
• Construction: Brick and vinyl siding exterior; Asphalt, fiberglass, and metal roofing
• Exterior features: Paved parking area; 0.15 acre lot

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced-air gas heating; Wall/window cooling units
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×1bd/1ba units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $624/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).

Location & tenants

• Location reads 58/100 on livability (#1,046 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D+, amenities F.
• Fairless Local (rural): math 56% / reading 55% proficiency, ranked #365 of 656 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fairless Elementary School (math 65% / reading 54%, grade B-, #670 of 1,584 statewide, top 45%, 602 students, 41% FRL); Fairless Middle School (math 49% / reading 57%, grade C+, #372 of 654 statewide, top 58%, 316 students, 40% FRL); Fairless High School (math 47% / reading 52%, grade D, #390 of 781 statewide, top 54%, 343 students, 33% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• At $3,965/mo this rent would consume 85% of the median local household income ($56k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $86k; list at $175k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,900

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 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 2.27% ✓
• Cap rate: 19.58%
• Cash-on-cash: 47.46%
• DSCR: 3.11
• GRM: 3.7

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: 43.0%
• Equity multiple: 2.86×
• Total profit: $90,888
• Equity at exit: $26,078

10-year hold

• IRR: 49.1%
• Equity multiple: 5.76×
• Total profit: $232,928
• Equity at exit: $15,122

Cash invested: $48,972 (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 44608

• Home prices YoY: -5.1%
• Active inventory: 9
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $3,965 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$205 /mo · $2,463/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$833
• Net cashflow: $1,871

Break-even live

Break-even rent $1,597

Max offer price $174,900

Occupancy floor 48%

Sensitivity live

Price	-10% $1,970	-5% $1,920	+0% $1,871	+5% $1,821	+10% $1,772
Rent	-10% $1,557	-5% $1,714	+0% $1,871	+5% $2,027	+10% $2,184
Rate	-1.0pp $1,959	-0.5pp $1,915	base $1,871	+0.5pp $1,825	+1.0pp $1,779

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,704
1× unit	1	1	$1,262
Total (3 units)			$3,965

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-05
   statusdays on market $174,900 Pending 6 DOM
2. 2026-06-02
   days on market $174,900 Active 4 DOM
3. 2026-06-01
   days on market $174,900 Active 3 DOM
4. 2026-05-31
   days on market $174,900 Active 2 DOM
5. 2026-05-30
   remarks 662-char remark
6. 2026-05-30
   listed $174,900 Active 1 DOM

ⓘ 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: $2,463 · $205/mo
• Projected year-2 tax: $2,596 · $216/mo
• Expected delta: +$133/yr (+$11/mo · 5.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,580
• − Mortgage interest: −$9,797
• − Property taxes: −$2,463
• − Insurance: −$1,672
• − Repairs & maintenance: −$3,806
• − Management: −$3,806
• − Depreciation: −$5,088
• Taxable income: $20,947
• Est. tax owed @ 24.0%: −$5,027
• After-tax cash flow: $17,420/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: Fairless Local
• NCES district ID: 3904984
• Math proficiency: 56% ▼ -6.00%
• Reading proficiency: 55% ▼ -7.00%
• Median HH income: $46,217
• Composite: 46.99/100
• National rank: #2352
• State rank: #365 of 656 in OH

Livability — Beach City

• Score: 58/100
• State rank: #1046
• US rank: #20828

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beach City, OH
• County: Stark · 366,688 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 2,702
• Household income: $56,136
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1.2

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 0%
• Languages at home: 95% English-only · German/W. Germanic 4% Other Indo-European 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: ▼ -11.58%
• Current HPI: 215.3241
• Rent YoY: —
• Metro: —
• 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

+29.6% since first listed

4 events — show timeline

• 2026-05-29 Listed $174,900 MLSNOW
• 2017-05-16 Sold (Public Records) $86,000 Public Records
• 2015-12-15 Listing Removed — MLSNOW
• 2015-09-15 Listed $135,000 MLSNOW

Property tax history

+5.8%/yr

Latest (2024): $2,463 · +51.9% YoY. Source: county tax records.