403 Nassau St W · East Canton, OH 44730

$160,000

5 bd · 3.0 ba · 2,121 sqft · MultiFamily public records · 98 Days on market

Built 1924 0.27 ac lot Est $242k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.3/30.0
• Schools +4.9/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Three income property in the village of East Canton. The owners have improved the property over the years of ownership. A single-family home with an attached apartment and a separate 24x40 garage. House rents for $900, Apartment $600, and Garage $300 per month, paid the first of the month, with all utilities paid by the tenants. All tenants would like to stay. All three properties could see a 30% increase and still be slightly undervalued. All renters pay all utilities. The house is a three-bed, 1 full, 1 half bath, with a basement laundry, and two outside limestone parking spaces. The Apartment is a 2-bed, 1 full and 1 half bath, with a one-car attached garage. The garage is 24x40, 3 garage doors, new roof last year ($8500), 220 separate power in the garage, and floor drains. The main sewer drain to the property was replaced 6 months ago, and the sidewalk concrete was repaired. Window A/C in both units.

Key facts

• Attached apartment
• Separate garage
• Basement laundry

Tags

• ATTACHED APARTMENT
• SEPARATE GARAGE
• BASEMENT LAUNDRY
• LIMESTONE PARKING SPACES
• NEW ROOF
• SEPARATE POWER IN GARAGE

🏷️ Possibly a rental listed for sale. The $160,000 price doesn't fit this home's estimated sale value (~$241,788) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (19.6% below list).
• Recommended offer: $129k (19.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#270 in OH, #4,413 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Osnaburg Local (suburban): math 57% / reading 58% proficiency, ranked #327 of 656 in OH (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $160k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,708 (19.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.80% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $241,788
• List price: $160,000
• Delta: -33.83%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-31,571
• Equity at exit: $23,857

10-year hold

• IRR: -13.3%
• Equity multiple: 0.23×
• Total profit: $-34,705
• Equity at exit: $13,834

Cash invested: $44,800 (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 44730

• Active inventory: 20
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-89

Break-even live

Break-even rent $1,400

Max offer price $147,133

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-17
   status $160,000 Pending 98 DOM
2. 2026-06-16
   days on market $160,000 Active 98 DOM
3. 2026-06-15
   days on market $160,000 Active 97 DOM
4. 2026-06-14
   days on market $160,000 Active 95 DOM
5. 2026-06-13
   pricedays on market $160,000 Active 94 DOM
6. 2026-06-10
   days on market $170,000 Active 92 DOM
7. 2026-06-09
   days on market $170,000 Active 91 DOM
8. 2026-06-08
   days on market $170,000 Active 90 DOM
9. 2026-06-07
   days on market $170,000 Active 89 DOM
10. 2026-06-03
    days on market $170,000 Active 85 DOM
11. 2026-06-02
    days on market $170,000 Active 84 DOM
12. 2026-06-01
    days on market $170,000 Active 83 DOM
13. 2026-05-31
    days on market $170,000 Active 82 DOM
14. 2026-05-30
    days on market $170,000 Active 81 DOM
15. 2026-05-18
    status Pending 917-char remark

    Show marketing remark (917 chars)

    Three income property in the village of East Canton. The owners have improved the property over the years of ownership. A single-family home with an attached apartment and a separate 24x40 garage. House rents for $900, Apartment $600, and Garage $300 per month, paid the first of the month, with all utilities paid by the tenants. All tenants would like to stay. All three properties could see a 30% increase and still be slightly undervalued. All renters pay all utilities. The house is a three-bed, 1 full, 1 half bath, with a basement laundry, and two outside limestone parking spaces. The Apartment is a 2-bed, 1 full and 1 half bath, with a one-car attached garage. The garage is 24x40, 3 garage doors, new roof last year ($8500), 220 separate power in the garage, and floor drains. The main sewer drain to the property was replaced 6 months ago, and the sidewalk concrete was repaired. Window A/C in both units.

16. 2026-04-20
    price $175,000 917-char remark

    Show marketing remark (917 chars)

    Three income property in the village of East Canton. The owners have improved the property over the years of ownership. A single-family home with an attached apartment and a separate 24x40 garage. House rents for $900, Apartment $600, and Garage $300 per month, paid the first of the month, with all utilities paid by the tenants. All tenants would like to stay. All three properties could see a 30% increase and still be slightly undervalued. All renters pay all utilities. The house is a three-bed, 1 full, 1 half bath, with a basement laundry, and two outside limestone parking spaces. The Apartment is a 2-bed, 1 full and 1 half bath, with a one-car attached garage. The garage is 24x40, 3 garage doors, new roof last year ($8500), 220 separate power in the garage, and floor drains. The main sewer drain to the property was replaced 6 months ago, and the sidewalk concrete was repaired. Window A/C in both units.

17. 2026-03-23
    price $185,000 917-char remark

    Show marketing remark (917 chars)

    Three income property in the village of East Canton. The owners have improved the property over the years of ownership. A single-family home with an attached apartment and a separate 24x40 garage. House rents for $900, Apartment $600, and Garage $300 per month, paid the first of the month, with all utilities paid by the tenants. All tenants would like to stay. All three properties could see a 30% increase and still be slightly undervalued. All renters pay all utilities. The house is a three-bed, 1 full, 1 half bath, with a basement laundry, and two outside limestone parking spaces. The Apartment is a 2-bed, 1 full and 1 half bath, with a one-car attached garage. The garage is 24x40, 3 garage doors, new roof last year ($8500), 220 separate power in the garage, and floor drains. The main sewer drain to the property was replaced 6 months ago, and the sidewalk concrete was repaired. Window A/C in both units.

18. 2026-03-03
    listed $195,000 Active 917-char remark

    Show marketing remark (917 chars)

    Three income property in the village of East Canton. The owners have improved the property over the years of ownership. A single-family home with an attached apartment and a separate 24x40 garage. House rents for $900, Apartment $600, and Garage $300 per month, paid the first of the month, with all utilities paid by the tenants. All tenants would like to stay. All three properties could see a 30% increase and still be slightly undervalued. All renters pay all utilities. The house is a three-bed, 1 full, 1 half bath, with a basement laundry, and two outside limestone parking spaces. The Apartment is a 2-bed, 1 full and 1 half bath, with a one-car attached garage. The garage is 24x40, 3 garage doors, new roof last year ($8500), 220 separate power in the garage, and floor drains. The main sewer drain to the property was replaced 6 months ago, and the sidewalk concrete was repaired. Window A/C in both units.

19. 2023-03-28
    price $45,000
20. 2023-03-28
    price $45,000
21. 2023-03-28
    price $45,000
22. 2023-03-28
    price $45,000
23. 2020-10-27
    price $45,000
24. 2020-08-25
    price $45,000
25. 2019-06-28
    price $45,000
26. 2018-11-02
    soldstatus $57,000
27. 2013-11-15
    price $45,000
28. 2013-11-15
    price $45,000
29. 2013-11-15
    price $139,900
30. 2005-09-30
    soldstatus $95,000
31. 2005-08-29
    historical
32. 2005-08-01
    listed $100,000
33. 2004-09-25
    historical
34. 2004-06-25
    listed $145,900
35. 1999-06-09
    historical
36. 1999-06-09
    price $139,900
37. 1999-06-09
    price $139,900
38. 1999-06-09
    price $139,900
39. 1999-06-09
    price $139,900
40. 1999-06-09
    price $139,900
41. 1999-06-09
    price $139,900
42. 1999-06-09
    price $139,900
43. 1999-06-09
    price $139,900
44. 1999-02-10
    listed $139,900
45. 1995-11-22
    soldstatus $71,650
46. 1994-08-23
    soldstatus $44,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $15,445
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$4,655
• Taxable loss: −$3,843
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $-145/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: Osnaburg Local
• NCES district ID: 3904991
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $50,595
• Composite: 49.06/100
• National rank: #2058
• State rank: #327 of 656 in OH

Livability — East Canton

• Score: 74/100
• State rank: #270
• US rank: #4413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Canton, OH
• County: Stark · 366,688 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 6,096
• Household income: $70,344
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 10.9

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Black 3% Two or more races 2%
• Common ancestry: Italian 9% Romanian 4% Lithuanian 2%
• Foreign-born: 0%

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: ▼ -179.76%
• Current HPI: 248.9546
• 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

+289.8% since first listed

32 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-04-20 Price Changed $175,000 MLSNOW
• 2026-03-23 Price Changed $185,000 MLSNOW
• 2026-03-03 Listed $195,000 MLSNOW
• 2023-03-28 Price Changed $45,000 MLSNOW
• 2023-03-28 Price Changed $45,000 MLSNOW
• 2023-03-28 Price Changed $45,000 MLSNOW
• 2023-03-28 Price Changed $45,000 MLSNOW
• 2020-10-27 Price Changed $45,000 MLSNOW
• 2020-08-25 Price Changed $45,000 MLSNOW
• 2019-06-28 Price Changed $45,000 MLSNOW
• 2018-11-02 Sold (Public Records) $57,000 Public Records
• 2013-11-15 Price Changed $139,900 MLSNOW
• 2013-11-15 Price Changed $45,000 MLSNOW
• 2013-11-15 Price Changed $45,000 MLSNOW
• 2005-09-30 Sold (Public Records) $95,000 Public Records
• 2005-08-29 Listing Removed — MLSNOW
• 2005-08-01 Listed $100,000 MLSNOW
• 2004-09-25 Listing Removed — MLSNOW
• 2004-06-25 Listed $145,900 MLSNOW
• 1999-06-09 Price Changed $139,900 MLSNOW
• 1999-06-09 Price Changed $139,900 MLSNOW
• 1999-06-09 Price Changed $139,900 MLSNOW
• 1999-06-09 Price Changed $139,900 MLSNOW
• 1999-06-09 Price Changed $139,900 MLSNOW
• 1999-06-09 Price Changed $139,900 MLSNOW
• 1999-06-09 Price Changed $139,900 MLSNOW
• 1999-06-09 Price Changed $139,900 MLSNOW
• 1999-06-09 Listing Removed — MLSNOW
• 1999-02-10 Listed $139,900 MLSNOW
• 1995-11-22 Sold (Public Records) $71,650 Public Records
• 1994-08-23 Sold (Public Records) $44,900 Public Records

Property tax history

-23.4%/yr

Latest (2024): $60 · -74.4% YoY. Source: county tax records.