442 Fenton Ave NE · Canton, OH 44704

$135,000

4 bd · 2.0 ba · 1,692 sqft · MultiFamily public records · 22 Days on market

Built 1949 0.30 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Multi-family units

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

Listing remarks

Solid brick side by side duplex with newer roof. Each unit has a main level bedroom & bathroom. Full basement with laundry hookups on each side. Off street parking. Fully renovated. Low traffic.

Key facts

• Main level bedroom
• Newer roof
• Main level bathroom

Tags

• BRICK SIDE BY SIDE DUPLEX
• NEWER ROOF
• MAIN LEVEL BEDROOM
• MAIN LEVEL BATHROOM
• FULL BASEMENT
• LAUNDRY HOOKUPS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive. Per door: $280/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 5.1% in Canton — 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 71/100 on livability (#441 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A; Watch: crime F, employment F.
• Canton City (urban): math 17% / reading 26% proficiency, ranked #627 of 656 in OH (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• At $1,807/mo this rent would consume 64% of the median local household income ($34k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($933 loan paydown + $8k appreciation (6.2% local appreciation)).
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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 $80k; list at $135k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,975 (1.5% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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?
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: 1.34% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.76%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 3.01×
• Total profit: $75,951
• Equity at exit: $86,310

10-year hold

• IRR: 28.3%
• Equity multiple: 6.16×
• Total profit: $195,134
• Equity at exit: $157,781

Cash invested: $37,800 (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 44704

• Home prices YoY: 7.2%
• Active inventory: 20
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$708
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $559

Break-even live

Break-even rent $1,099

Max offer price $135,000

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,806
Total (2 units)			$1,807

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1946 Otto Pl NE Canton, OH	3.0	1.0	1499	$28,000	$18.68	13d	1	0.39mi
1511 2nd St NE Canton, OH	3.0	1.0	1129	$1,250	$1.11	43d	1	0.83mi
316 Young Ave NE Canton, OH	4.0	1.0	1268	$1,050	$0.83	13d	1	0.90mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	21d	1	1.29mi
1615 Rowland Ave NE Canton, OH	5.0	1.0	1388	$1,500	$1.08	13d	1	1.50mi

Listing history 29 events

1. 2026-06-17
   days on market $135,000 Active 22 DOM
2. 2026-06-16
   days on market $135,000 Active 21 DOM
3. 2026-06-15
   days on market $135,000 Active 20 DOM
4. 2026-06-14
   days on market $135,000 Active 18 DOM
5. 2026-06-13
   status $135,000 Active 17 DOM
6. 2026-04-08
   status Pending
7. 2026-04-07
   soldstatus Closed
8. 2026-04-03
   status Pending
9. 2026-03-24
   historical Contingent
10. 2026-03-17
    listed $135,000 Active
11. 2025-12-25
    historical
12. 2025-12-11
    historical Contingent
13. 2025-10-13
    status Active
14. 2025-10-01
    historical Contingent
15. 2025-09-25
    listed $135,000 Active
16. 2021-08-18
    soldstatus $80,000
17. 2020-03-03
    status Pending
18. 2020-03-03
    historical
19. 2020-02-12
    historical
20. 2020-02-12
    listed $80,000 Active
21. 2019-12-16
    listed $82,900 Active
22. 2016-04-21
    historical
23. 2016-03-28
    price $79,900
24. 2016-02-22
    listed $84,900 Active
25. 2014-09-17
    historical
26. 2014-07-08
    listed $29,900
27. 2012-10-29
    soldstatus $25,000
28. 2012-07-01
    historical
29. 2012-03-02
    listed $39,900

ⓘ 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: $1,247 · $104/mo
• Projected year-2 tax: $1,677 · $140/mo
• Expected delta: +$429/yr (+$36/mo · 34.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥96°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: $21,684
• − Mortgage interest: −$7,562
• − Property taxes: −$1,247
• − Insurance: −$675
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$3,927
• Taxable income: $4,803
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $5,560/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: Canton City
• NCES district ID: 3904371
• Math proficiency: 17% ▼ -17.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $28,825
• Composite: 17.1/100
• National rank: #9116
• State rank: #627 of 656 in OH

Livability — Canton

• Score: 71/100
• State rank: #441
• US rank: #7259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canton, OH
• County: Stark · 366,688 people
• City population: 103,614
• Metro: Canton-Massillon, OH
• Population (ZIP): 3,583
• Household income: $34,063
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 10.1

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 58% White 33% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Hispanic 3% Romanian 1% Polish 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: ▲ 6.17%
• Current HPI: 91.3426
• 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

+238.3% since first listed

24 events — show timeline

• 2026-04-08 Pending — MLSNOW
• 2026-04-07 Sold (MLS) — MLSNOW
• 2026-04-03 Pending — MLSNOW
• 2026-03-24 Contingent — MLSNOW
• 2026-03-17 Listed $135,000 MLSNOW
• 2025-12-25 Listing Removed — MLSNOW
• 2025-12-11 Contingent — MLSNOW
• 2025-10-13 Relisted — MLSNOW
• 2025-10-01 Contingent — MLSNOW
• 2025-09-25 Listed $135,000 MLSNOW
• 2021-08-18 Sold (Public Records) $80,000 Public Records
• 2020-03-03 Pending — MLSNOW
• 2020-03-03 Listing Removed — MLSNOW
• 2020-02-12 Listing Removed — MLSNOW
• 2020-02-12 Listed $80,000 MLSNOW
• 2019-12-16 Listed $82,900 MLSNOW
• 2016-04-21 Listing Removed — MLSNOW
• 2016-03-28 Price Changed $79,900 MLSNOW
• 2016-02-22 Listed $84,900 MLSNOW
• 2014-09-17 Listing Removed — MLSNOW
• 2014-07-08 Listed $29,900 MLSNOW
• 2012-10-29 Sold (Public Records) $25,000 Public Records
• 2012-07-01 Listing Removed — MLSNOW
• 2012-03-02 Listed $39,900 MLSNOW

Property tax history

+3.7%/yr

Latest (2024): $1,247 · +2.4% YoY. Source: county tax records.