435 Hazlett Ave NW · Canton, OH 44708

$95,000

3 bd · 3.0 ba · 1,433 sqft · MultiFamily public records · 74 Days on market

Built 1885 6,891 sqft lot Est $100k · at est.

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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 +9.6/15.0
• Rent growth +4.2/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Attention Investors! This fully occupied up-and-down duplex is a great addition to your portfolio! Featuring low-maintenance vinyl siding, private entrances for each unit, vinyl windows, and convenient shared first-floor laundry access. A two-car garage adds extra value and appeal. Don’t miss this solid income-producing property!

Key facts

• Vinyl windows
• Private entrances
• Vinyl siding

Tags

• VINYL SIDING
• PRIVATE ENTRANCES
• VINYL WINDOWS
• TWO-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $95k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive. Per door: $356/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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.
• Zoned schools: Harter Elementary School (381 students, 0% FRL); Crenshaw Middle School (math 10% / reading 19%, grade F, #630 of 654 statewide, top 97%, 774 students, 0% FRL); Mckinley High School (math 8% / reading 29%, grade F, #683 of 781 statewide, top 88%, 2,154 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.7%/yr); 122 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/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 $657 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 + 6.7% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y 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 $21k; list at $95k implies a 352% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.78% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.13%
• DSCR: 2.43
• GRM: 4.7

CMA / ARV

• ARV (median comp): $99,733
• List price: $95,000
• Delta: -4.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
530 Rosemont Ct NW	0.61mi	3/2.0	1,400 (-2%)	2mo	$124,900	$89	62
1033 Monnot Pl NW	0.48mi	4/2.0 (+1)	1,440 (+0%)	8mo	$72,000	$50	61
706 Dueber Ave SW	0.60mi	3/2.0	1,576 (+10%)	9mo	$70,000	$44	44
2817 2nd St NW	0.75mi	3/2.0	1,636 (+14%)	6mo	$55,000	$34	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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 2.38×
• Total profit: $36,575
• Equity at exit: $14,165

10-year hold

• IRR: 40.4%
• Equity multiple: 5.49×
• Total profit: $119,535
• Equity at exit: $8,214

Cash invested: $26,600 (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 44708

• Rents YoY: 6.7%
• Active inventory: 122
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$498
• Tax from tax record: −$89 /mo · $1,068/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $712

Break-even live

Break-even rent $793

Max offer price $95,000

Occupancy floor 53%

Sensitivity live

Price	-10% $766	-5% $739	+0% $712	+5% $685	+10% $658
Rent	-10% $578	-5% $645	+0% $712	+5% $779	+10% $846
Rate	-1.0pp $760	-0.5pp $736	base $712	+0.5pp $688	+1.0pp $663

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$1,694
Total (2 units)			$1,695

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	45d	1	0.37mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	45d	1	0.43mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	22d	1	0.43mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	15d	20	0.48mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	45d	1	0.50mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	45d	1	0.54mi
521 Columbus Ave NW Unit 2 Canton, OH	2.0	1.0	900	$875	$0.97	45d	1	0.54mi
521 Columbus Ave NW Canton, OH	2.0	1.0	900	$775	$0.86	22d	1	0.54mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	45d	1	0.55mi
2525 6th St NW Unit NA Canton, OH	2.0	1.0	950	$700	$0.74	45d	1	0.58mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	22d	1	0.62mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	22d	1	0.78mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	22d	1	0.78mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	22d	1	0.78mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	22d	1	0.80mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	22d	1	0.84mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	22d	1	0.86mi
1224 15th St NW Unit 1 Canton, OH	2.0	1.0	900	$749	$0.83	22d	1	0.88mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	15d	1	0.96mi
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	45d	1	0.97mi
3034 12th St NW Canton, OH	2.0	1.0	1724	$1,125	$0.65	22d	1	0.99mi
1307 Woodland Ave NW Unit 2 Canton, OH	2.0	1.0	973	$675	$0.69	45d	1	1.03mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	15d	1	1.14mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	45d	1	1.17mi
1000 Market Ave S Canton, OH	1.0–2.0	1.0–2.0	1500	$4,505	$3.00	15d	12	1.18mi
1380 Garfield Ave SW Canton, OH	2.0	1.0	1212	$995	$0.82	22d	1	1.22mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	15d	1	1.24mi
2901 17th St NW Canton, OH	2.0	1.0	1000	$885	$0.89	22d	1	1.24mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	22d	1	1.28mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	22d	1	1.36mi
1507 Stark Ave SW Canton, OH	3.0	1.0	1188	$975	$0.82	45d	1	1.38mi
1511 Stark Ave SW Canton, OH	2.0	1.0	992	$900	$0.91	45d	1	1.38mi
1520 Bryan Ave SW Canton, OH	3.0	1.0	1040	$1,100	$1.06	45d	1	1.44mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	15d	1	1.47mi
1029 23rd St NW Canton, OH	3.0	1.0	1356	$1,500	$1.11	15d	1	1.49mi

Listing history 30 events

1. 2026-06-21
   days on market $95,000 Active 74 DOM
2. 2026-06-18
   days on market $95,000 Active 71 DOM
3. 2026-06-17
   days on market $95,000 Active 70 DOM
4. 2026-06-16
   days on market $95,000 Active 69 DOM
5. 2026-06-15
   days on market $95,000 Active 68 DOM
6. 2026-06-14
   days on market $95,000 Active 66 DOM
7. 2026-06-13
   days on market $95,000 Active 65 DOM
8. 2026-06-10
   days on market $95,000 Active 63 DOM
9. 2026-06-09
   days on market $95,000 Active 62 DOM
10. 2026-06-08
    days on market $95,000 Active 61 DOM
11. 2026-06-07
    days on market $95,000 Active 60 DOM
12. 2026-06-05
    days on market $95,000 Active 57 DOM
13. 2026-06-03
    days on market $95,000 Active 56 DOM
14. 2026-06-02
    days on market $95,000 Active 55 DOM
15. 2026-06-01
    days on market $95,000 Active 54 DOM
16. 2026-05-31
    days on market $95,000 Active 53 DOM
17. 2026-05-30
    days on market $95,000 Active 52 DOM
18. 2026-04-06
    listed $95,000 Active 337-char remark

    Show marketing remark (337 chars)

    Attention Investors! This fully occupied up-and-down duplex is a great addition to your portfolio! Featuring low-maintenance vinyl siding, private entrances for each unit, vinyl windows, and convenient shared first-floor laundry access. A two-car garage adds extra value and appeal. Don’t miss this solid income-producing property!

19. 2026-02-07
    historical
20. 2025-10-20
    listed $95,000 Active
21. 2003-01-06
    soldstatus $21,000
22. 2001-10-01
    listed $34,900
23. 2001-09-19
    historical
24. 2001-03-23
    listed $34,900
25. 2001-02-12
    historical
26. 2000-08-12
    listed $45,000
27. 1997-07-24
    soldstatus $37,000
28. 1997-06-21
    listed $37,900
29. 1997-06-21
    listed $37,900
30. 1993-06-04
    soldstatus $16,000

ⓘ 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: $1,068 · $89/mo
• Projected year-2 tax: $1,275 · $106/mo
• Expected delta: +$207/yr (+$17/mo · 19.3%)

ⓘ 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: $20,340
• − Mortgage interest: −$5,321
• − Property taxes: −$1,068
• − Insurance: −$475
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$2,764
• Taxable income: $7,457
• Est. tax owed @ 24.0%: −$1,790
• After-tax cash flow: $6,757/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): 24,285
• Household income: $63,706
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 725.0

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 (80%)
• Race & ethnicity: White 80% Black 8% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 8% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Tagalog/Filipino 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: ▼ -168.35%
• Current HPI: 206.298
• Rent YoY: ▲ 6.73%
• 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

+493.8% since first listed

13 events — show timeline

• 2026-04-06 Listed $95,000 MLSNOW
• 2026-02-07 Listing Removed — MLSNOW
• 2025-10-20 Listed $95,000 MLSNOW
• 2003-01-06 Sold (Public Records) $21,000 Public Records
• 2001-10-01 Listed $34,900 MLSNOW
• 2001-09-19 Listing Removed — MLSNOW
• 2001-03-23 Listed $34,900 MLSNOW
• 2001-02-12 Listing Removed — MLSNOW
• 2000-08-12 Listed $45,000 MLSNOW
• 1997-07-24 Sold (Public Records) $37,000 Public Records
• 1997-06-21 Listed $37,900 MLSNOW
• 1997-06-21 Listed $37,900 MLSNOW
• 1993-06-04 Sold (Public Records) $16,000 Public Records

Property tax history

+6.3%/yr

Latest (2024): $1,068 · +57.6% YoY. Source: county tax records.