1302 Fulton Rd NW · Canton, OH 44703

$225,000

6 bd · 5.0 ba · 2,791 sqft · MultiFamily public records · 16 Days on market

Built 1909 8,603 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
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

4 bed, 5 bath home located in Canton, OH. The home is in need of updates and repairs before move in ready, once complete this will make a nice home.

Key facts

• Rear parking
• Stucco construction
• Basement laundry

Tags

• FULLY OCCUPIED QUADRUPLEX
• FULLY UPDATED KITCHEN
• HOT WATER STEAM RADIANT HEAT
• BASEMENT LAUNDRY
• REAR PARKING
• STUCCO CONSTRUCTION

Property features AI

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer
• Home design: Two-story property; Stucco exterior; Asphalt/fiberglass roof
• Construction: Built in (year from public records); Stucco construction; Asphalt and fiberglass roofing; Unfinished basement
• Exterior features: Wood full fencing

Interior

• Bathrooms: Four full bathrooms
• Heating & cooling: Hot water heating; Radiant heating; Steam heating; Wall/window air conditioning units
• Interior features: Basement with storage space (unfinished)
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $534/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.7% 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: Rents rising fast (+4.6%/yr); 30 active listings in the ZIP; lower-income renter base — watch delinquency; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• At $4,491/mo this rent would consume 169% of the median local household income ($32k/yr) (locally 644% of renters already pay >50% of income on rent) — 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 $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 + 4.6% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y 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 $20k; list at $225k implies a 1031% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $221,625 (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 1909 — 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: 2.00% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.66%
• DSCR: 2.81
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $145,132
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1018 9th St NW	0.44mi	5/4.0 (-1)	2,721 (-2%)	2mo	$156,000	$57	64
1410 16th St NW	0.27mi	6/2.0	2,590 (-7%)	11mo	$122,500	$47	54
1414 16th St NW	0.27mi	6/2.0	2,502 (-10%)	11mo	$122,500	$49	49
607 High Ave NW	0.69mi	5/3.0 (-1)	2,667 (-4%)	4mo	$40,000	$15	44
1008 6th St NW	0.59mi	6/3.0	2,600 (-7%)	11mo	$171,500	$66	44
709 16th St NW	0.47mi	6/2.0	2,584 (-7%)	20mo	$135,000	$52	36
501-503 11th St NW	0.56mi	7/3.5 (+1)	3,120 (+12%)	12mo	$145,000	$46	34
1727 Woodland Ave NW	0.57mi	6/3.0	3,168 (+14%)	12mo	$167,500	$53	33

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 2.70×
• Total profit: $106,886
• Equity at exit: $33,548

10-year hold

• IRR: 46.1%
• Equity multiple: 5.75×
• Total profit: $299,427
• Equity at exit: $19,454

Cash invested: $63,000 (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 44703

• Home prices YoY: -20.5%
• Rents YoY: 4.6%
• Active inventory: 30
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $4,491 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$943
• Net cashflow: $2,135

Break-even live

Break-even rent $1,789

Max offer price $225,000

Occupancy floor 47%

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$4,492
Total (4 units)			$4,491

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $225,000 Active 16 DOM
2. 2026-06-17
   days on market $225,000 Active 15 DOM
3. 2026-06-16
   days on market $225,000 Active 14 DOM
4. 2026-06-15
   days on market $225,000 Active 13 DOM
5. 2026-06-14
   days on market $225,000 Active 11 DOM
6. 2026-06-13
   days on market $225,000 Active 10 DOM
7. 2026-06-10
   days on market $225,000 Active 8 DOM
8. 2026-06-09
   days on market $225,000 Active 7 DOM
9. 2026-06-08
   days on market $225,000 Active 6 DOM
10. 2026-06-07
    days on market $225,000 Active 5 DOM
11. 2026-06-05
    days on market $225,000 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $225,000 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: $1,672 · $139/mo
• Projected year-2 tax: $2,591 · $216/mo
• Expected delta: +$919/yr (+$77/mo · 55.0%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,892
• − Mortgage interest: −$12,603
• − Property taxes: −$1,672
• − Insurance: −$1,125
• − Repairs & maintenance: −$4,311
• − Management: −$4,311
• − Depreciation: −$6,545
• Taxable income: $23,324
• Est. tax owed @ 24.0%: −$5,598
• After-tax cash flow: $20,021/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 County · 272,865 people
• City population: 103,614
• Metro: Canton-Massillon, OH
• Population (ZIP): 8,070
• Household income: $31,957
• Rent vs Own: 67.2% rent · 32.8% own
• Severe rent burden: 644.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 58% Two or more races 19% Black 19% Hispanic / Latino 8% Pacific Islander 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 15% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada

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: ▼ -56.64%
• Current HPI: 220.0551
• Rent YoY: ▲ 4.61%
• Metro: Canton-Massillon, 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

+282.0% since first listed

23 events — show timeline

• 2026-06-02 Listed $225,000 MLSNOW
• 2019-06-20 Sold (Public Records) $19,900 Public Records
• 2019-06-19 Pending — MLSNOW
• 2019-06-18 Sold (MLS) $19,900 MLSNOW
• 2019-02-22 Listed $19,900 MLSNOW
• 2019-02-20 Listing Removed — MLSNOW
• 2019-02-19 Price Changed $19,900 MLSNOW
• 2019-01-08 Price Changed $24,900 MLSNOW
• 2018-12-13 Price Changed $27,900 MLSNOW
• 2018-12-06 Price Changed $29,900 MLSNOW
• 2018-11-14 Price Changed $33,900 MLSNOW
• 2018-10-09 Price Changed $36,900 MLSNOW
• 2018-08-21 Listed $39,900 MLSNOW
• 2018-07-23 Pending — MLSNOW
• 2018-07-20 Price Changed $45,400 MLSNOW
• 2018-07-20 Listing Removed — MLSNOW
• 2018-07-09 Relisted — MLSNOW
• 2018-06-30 Pending — MLSNOW
• 2018-06-23 Price Changed $48,000 MLSNOW
• 2018-05-26 Listed $52,800 MLSNOW
• 2002-09-01 Listing Removed — MLSNOW
• 2002-01-26 Listed $89,900 MLSNOW
• 1988-06-15 Sold (Public Records) $58,900 Public Records

Property tax history

+1.1%/yr

Latest (2024): $1,672 · -28.7% YoY. Source: county tax records.