610 Wertz Ave SW · Canton, OH 44710

$108,000

4 bd · 3.0 ba · 1,536 sqft · MultiFamily public records · 33 Days on market

Built 1923 3,737 sqft lot Est $84k · 28% over

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Why this score? — see what drove the C+ 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
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• 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

Calling all investors and savvy buyers! 610 Wertz Ave offers a solid duplex opportunity with the upper unit is in great condition and ready for occupancy, while the lower unit is in need of some TLC to get it rent-ready again. The good news? The price reflects the work needed, creating an excellent opportunity to add value and boost income potential. Seller is motivated and ready to make a deal—don’t miss your chance to unlock this property’s full potential! Nearby duplexes sold for $200k and $205k that were updated, the value is here! If you or your client wishes to see what the ARV would be after repairs, please do not hesitate to reach out!

Key facts

• 3,737 sq ft lot
• Parking
• Built 1923

Property features AI

Finance

• Financial info: Each three-bedroom unit currently rented at $1,095

Exterior

• Parking: Paved off-street parking
• Utilities: Public water; Public sewer
• Home design: Multi-unit property with 1 building; 3 total stories; 2 stories (listed)
• Construction: Vinyl siding; Aluminum roof
• Exterior features: Paved off-street parking and additional parking available

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: Two separate three-bedroom units (each unit listed as Three Bedroom)
• Bathrooms: Two full bathrooms total (one full bath per unit)
• Heating & cooling: Forced-air gas heating
• Interior features: Basement with concrete construction

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $108k.

Deal economics

• At list price, monthly cash flow is $845 ($10k/yr) — positive. Per door: $422/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $105k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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: 48 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• At $1,958/mo this rent would consume 50% of the median local household income ($47k/yr) (locally 444% 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 $747 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,760 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.81% ✓
• Cap rate: 15.68%
• Cash-on-cash: 33.53%
• DSCR: 2.49
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $84,480
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2515 Grigsby Pl SW	0.30mi	3/2.0 (-1)	1,516 (-1%)	3mo	$90,000	$59	72
2817 2nd St NW	0.28mi	3/2.0 (-1)	1,636 (+6%)	6mo	$55,000	$34	63
1216 Maryland Ave SW	0.50mi	4/2.0	1,462 (-5%)	4mo	$75,000	$51	62
2908 4th St NW	0.42mi	4/2.0	1,600 (+4%)	17mo	$33,000	$21	55
530 Rosemont Ct NW	0.56mi	3/2.0 (-1)	1,400 (-9%)	2mo	$124,900	$89	49
706 Dueber Ave SW	0.72mi	3/2.0 (-1)	1,576 (+3%)	9mo	$70,000	$44	46
2702 5th St NW	0.48mi	4/3.0	1,718 (+12%)	17mo	$95,000	$55	44
1001 Harrison Ave SW	0.55mi	3/2.0 (-1)	1,688 (+10%)	7mo	$126,000	$75	43

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: 28.8%
• Equity multiple: 2.20×
• Total profit: $36,313
• Equity at exit: $16,103

10-year hold

• IRR: 36.2%
• Equity multiple: 4.34×
• Total profit: $100,921
• Equity at exit: $9,338

Cash invested: $30,240 (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 44710

• Active inventory: 48
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$566
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $845

Break-even live

Break-even rent $889

Max offer price $108,000

Occupancy floor 52%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$1,958
Total (2 units)			$1,958

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	13d	1	0.35mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	43d	1	0.37mi
2306 6th St SW Canton, OH	4.0	1.5	2086	$1,200	$0.58	21d	1	0.37mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	21d	1	0.40mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	13d	1	0.51mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	21d	1	0.57mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	13d	1	0.61mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	21d	1	0.77mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	21d	1	0.77mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	43d	1	1.17mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	43d	1	1.26mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	13d	20	1.27mi
1507 Stark Ave SW Canton, OH	3.0	1.0	1188	$975	$0.82	43d	1	1.30mi

Listing history 20 events

1. 2026-06-18
   days on market $108,000 Active 33 DOM
2. 2026-06-17
   days on market $108,000 Active 32 DOM
3. 2026-06-16
   days on market $108,000 Active 31 DOM
4. 2026-06-15
   price $108,000 Active 30 DOM
5. 2026-06-15
   days on market $119,900 Active 30 DOM
6. 2026-06-14
   days on market $119,900 Active 28 DOM
7. 2026-06-13
   days on market $119,900 Active 27 DOM
8. 2026-06-10
   days on market $119,900 Active 25 DOM
9. 2026-06-09
   days on market $119,900 Active 24 DOM
10. 2026-06-08
    days on market $119,900 Active 23 DOM
11. 2026-06-07
    days on market $119,900 Active 22 DOM
12. 2026-06-05
    days on market $119,900 Active 19 DOM
13. 2026-06-03
    days on market $119,900 Active 18 DOM
14. 2026-06-02
    days on market $119,900 Active 17 DOM
15. 2026-06-01
    days on market $119,900 Active 16 DOM
16. 2026-05-31
    days on market $119,900 Active 15 DOM
17. 2026-05-30
    days on market $119,900 Active 14 DOM
18. 2026-05-16
    listed $119,900 Active
19. 2025-01-30
    soldstatus $95,000
20. 1992-10-19
    soldstatus $45,000

ⓘ 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: $1,087 · $91/mo
• Projected year-2 tax: $1,386 · $115/mo
• Expected delta: +$299/yr (+$25/mo · 27.5%)

ⓘ 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: $23,496
• − Mortgage interest: −$6,050
• − Property taxes: −$1,087
• − Insurance: −$540
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$3,142
• Taxable income: $8,918
• Est. tax owed @ 24.0%: −$2,140
• After-tax cash flow: $7,998/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): 9,067
• Household income: $47,305
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 444.0

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 (76%)
• Race & ethnicity: White 76% Black 16% Two or more races 6% Hispanic / Latino 1% Asian 1%
• Common ancestry: Italian 6% Lithuanian 4% Romanian 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -118.74%
• Current HPI: 177.4476
• Rent YoY: —
• 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

+166.4% since first listed

3 events — show timeline

• 2026-05-16 Listed $119,900 MLSNOW
• 2025-01-30 Sold (Public Records) $95,000 Public Records
• 1992-10-19 Sold (Public Records) $45,000 Public Records

Property tax history

+4.3%/yr

Latest (2024): $1,087 · +7.1% YoY. Source: county tax records.