536 Beech Ln NW · New Philadelphia, OH 44663

$215,000

3 bd · 3.0 ba · 1,632 sqft · MultiFamily public records · 5 Days on market

Built 1978 4,133 sqft lot Est $189k · 14% over

---

Why this score? — see what drove the D 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 +18.9/30.0
• DSCR +5.9/10.0
• Schools +5.3/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• 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 MLS

Investment opportunity! Vinyl sided ranch triplex. (3) 1 bedroom, 1 bath units. Fully occupied with great rental history. All long term tenants currently month to month. Separate gas and electric with tenants paying. Owner pays water, sewer and trash. 24 hour notice to show.

Key facts

• Monthly income
• Newer water heaters
• Solid rental history

Tags

• RANCH STYLE UNITS
• SOLID RENTAL HISTORY
• MONTHLY INCOME
• HEATING AND COOLING SYSTEM
• NEWER WATER HEATERS

Property features AI

Finance

• Other: Not specified
• Financial info: Owner pays sewer, water, and trash collection; Tenant pays electricity and gas; Annual tax amount not included per instructions
• HOA & community: Not specified

Exterior

• Parking: Gravel parking
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-story home; One building; Above-grade finished area approximately 1,632
• Construction: Vinyl siding exterior; Asphalt and fiberglass roof; Year built reported from public records
• Exterior features: Lot recorded as approximately 0.0949 acres; Lot size source: Assessor

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Has heating
• Interior features: Total of 9 rooms; Property described as fixer and updated/remodeled
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1.0-bath units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive. Per door: $73/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (5.8% below list).
• Recommended offer: $202k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.6% in New Philadelphia — 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 75/100 on livability (#265 in OH, #4,229 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• New Philadelphia City (town): math 61% / reading 66% proficiency, ranked #248 of 656 in OH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 72 active listings in the ZIP; 244 units permitted in Tuscarawas County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Tuscarawas County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Recommended offer $202,500 (5.8% 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 1978 — 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 B-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $189,312
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
536 Beech Ln NW	0.00mi	3/3.0	1,632 (0%)	20mo	$189,900	$116	83
135 5th St SW	0.26mi	3/2.0	1,796 (+10%)	18mo	$55,000	$31	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-20,904
• Equity at exit: $32,057

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-354
• Equity at exit: $18,589

Cash invested: $60,200 (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 44663

• Active inventory: 72
• Price-to-rent: 26.5×

Monthly cashflow live

• Estimated rent: $2,025 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$163 /mo · $1,960/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $219

Break-even live

Break-even rent $1,747

Max offer price $215,000

Occupancy floor 84%

Sensitivity live

Price	-10% $341	-5% $280	+0% $219	+5% $158	+10% $98
Rent	-10% $59	-5% $139	+0% $219	+5% $299	+10% $379
Rate	-1.0pp $328	-0.5pp $274	base $219	+0.5pp $164	+1.0pp $107

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,025
Total (3 units)			$2,025

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   statusdays on market $215,000 Contingent 5 DOM
2. 2026-06-18
   days on market $215,000 Active 3 DOM
3. 2026-06-17
   days on market $215,000 Active 2 DOM
4. 2026-06-16
   remarks 567-char remark
5. 2026-06-16
   listed $215,000 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: $1,960 · $163/mo
• Projected year-2 tax: $2,657 · $221/mo
• Expected delta: +$697/yr (+$58/mo · 35.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 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: $24,300
• − Mortgage interest: −$12,043
• − Property taxes: −$1,960
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$6,255
• Taxable loss: −$921
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $2,853/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: New Philadelphia City
• NCES district ID: 3904448
• Math proficiency: 61% ▼ -5.00%
• Reading proficiency: 66% ▼ -3.00%
• Median HH income: $42,895
• Composite: 53.28/100
• National rank: #1490
• State rank: #248 of 656 in OH

Livability — New Philadelphia

• Score: 75/100
• State rank: #265
• US rank: #4229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Philadelphia, OH
• County: Tuscarawas · 99,287 people
• City population: 24,732
• Population (ZIP): 24,732
• Household income: $62,383
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 20.1

Population outlook (Tuscarawas County) Hauer SSP2

• Today (2025): 92,253 people
• By 2030: 91,060 · -1.3%
• By 2040: 87,479 · -5.2%
• By 2050: 83,174 · -9.8%
• By 2075: 72,000 · -22.0%
• By 2100: 58,574 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Tuscarawas

• 2024 margin: Solid R (+43.3) · D 28.0% · R 71.2%
• 2008→2024 swing: -45.7pp toward R · 2008: 2.4pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+39.9 2016: R+35.5 2012: R+9.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -201.12%
• Current HPI: 180.4068
• 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

+13.2% since first listed

6 events — show timeline

• 2026-06-12 Listed $215,000 MLSNOW
• 2024-10-15 Sold (Public Records) $189,900 Public Records
• 2024-10-14 Sold (MLS) $189,900 MLSNOW
• 2024-10-07 Pending — MLSNOW
• 2024-09-13 Contingent — MLSNOW
• 2024-09-05 Listed $189,900 MLSNOW

Property tax history

+4.4%/yr

Latest (2025): $1,960 · +20.4% YoY. Source: county tax records.