9931 Portage St NW · Canal Fulton, OH 44614

$250,000

4 bd · 2.0 ba · 1,625 sqft · MultiFamily public records · 80 Days on market

Built 1966 0.75 ac lot

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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 +20.6/30.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• Livability +3.7/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Now offering this brick, side by side duplex for sale! This property is located right outside of Canal Fulton on the Belden Village side. Fall in love with the private driveway entries for each unit, the large yard, and covered parking. The covered parking areas have built-in storage rooms. The interior units have been modernized offering a windowed view into the kitchen from the living areas offering an open concept feel.

Key facts

• Covered parking
• Open concept feel
• Large yard

Tags

• PRIVATE DRIVEWAY ENTRIES
• LARGE YARD
• COVERED PARKING
• BUILT-IN STORAGE ROOMS
• WINDOWED VIEW INTO KITCHEN
• OPEN CONCEPT FEEL

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive. Per door: $166/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#350 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: employment D, amenities F, commute F.
• Jackson Local (suburban): math 75% / reading 78% proficiency, ranked #67 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 5 active listings in the ZIP; solid renter incomes; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 36% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $8k 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 80 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $108k; list at $250k implies a 130% gain — meaningful room to come down on a strong offer.

Recommended offer $235,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1966 — 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. Schools are A-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?
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: 1.01% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-19,349
• Equity at exit: $37,276

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $10,399
• Equity at exit: $21,615

Cash invested: $70,000 (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 44614

• Active inventory: 5
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $2,528 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$250 /mo · $2,996/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $332

Break-even live

Break-even rent $2,107

Max offer price $250,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,528
Total (2 units)			$2,528

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $250,000 Active 80 DOM
2. 2026-06-17
   days on market $250,000 Active 79 DOM
3. 2026-06-16
   days on market $250,000 Active 78 DOM
4. 2026-06-15
   days on market $250,000 Active 77 DOM
5. 2026-06-14
   days on market $250,000 Active 75 DOM
6. 2026-06-13
   days on market $250,000 Active 74 DOM
7. 2026-06-10
   days on market $250,000 Active 72 DOM
8. 2026-06-09
   days on market $250,000 Active 71 DOM
9. 2026-06-08
   days on market $250,000 Active 70 DOM
10. 2026-06-07
    days on market $250,000 Active 69 DOM
11. 2026-06-03
    days on market $250,000 Active 65 DOM
12. 2026-06-02
    days on market $250,000 Active 64 DOM
13. 2026-06-01
    days on market $250,000 Active 63 DOM
14. 2026-05-31
    days on market $250,000 Active 62 DOM
15. 2026-05-30
    days on market $250,000 Active 61 DOM
16. 2026-03-30
    listed $250,000 Active 426-char remark

    Show marketing remark (426 chars)

    Now offering this brick, side by side duplex for sale! This property is located right outside of Canal Fulton on the Belden Village side. Fall in love with the private driveway entries for each unit, the large yard, and covered parking. The covered parking areas have built-in storage rooms. The interior units have been modernized offering a windowed view into the kitchen from the living areas offering an open concept feel.

17. 2007-06-15
    soldstatus $108,500

ⓘ 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: $2,996 · $250/mo
• Projected year-2 tax: $3,448 · $287/mo
• Expected delta: +$452/yr (+$38/mo · 15.1%)

ⓘ 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 · 16 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: $30,336
• − Mortgage interest: −$14,004
• − Property taxes: −$2,996
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,427
• − Management: −$2,427
• − Depreciation: −$7,273
• Taxable loss: −$40
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $3,997/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: Jackson Local
• NCES district ID: 3904985
• Math proficiency: 75% ▼ -9.00%
• Reading proficiency: 78% ▼ -5.00%
• Median HH income: $69,171
• Composite: 66.58/100
• National rank: #416
• State rank: #67 of 656 in OH

Livability — Canal Fulton

• Score: 73/100
• State rank: #350
• US rank: #5666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stark · 366,688 people
• City population: 13,088
• Metro: Canton-Massillon, OH
• Population (ZIP): 13,088
• Household income: $83,143
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 6.8

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 4% Romanian 3%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · Other Indo-European 1% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -187.39%
• Current HPI: 217.4816
• 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

+130.4% since first listed

2 events — show timeline

• 2026-03-30 Listed $250,000 MLSNOW
• 2007-06-15 Sold (Public Records) $108,500 Public Records

Property tax history

+4.6%/yr

Latest (2024): $2,996 · +42.3% YoY. Source: county tax records.