403 Noble St W · East Canton, OH 44730

$410,000

8 bd · 4.0 ba · 1,536 sqft · MultiFamily public records · 10 Days on market

Built 1973 0.32 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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Schools +4.9/10.0
• 1% rule +4.6/10.0
• 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 (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

Well maintained 4 unit with living room and eat-in kitchen w/ sliders on first floor. Two bedrooms with a full bath up. Full basement with laundry area in each unit. Updated concrete walkways and roof. Plenty of parking. Great location near parks, restaurants, and shopping.

Key facts

• Laundry area
• Living room
• Full basement

Tags

• LIVING ROOM
• EAT-IN KITCHEN
• FULL BATH
• FULL BASEMENT
• LAUNDRY AREA
• UPDATED CONCRETE WALKWAYS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $410k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive. Per door: $171/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $393k (4.1% below list).
• Recommended offer: $393k (4.1% 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).
• At $3,932/mo this rent would consume 67% of the median local household income ($70k/yr) — 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 $3k of loan paydown is wiped out by about $12k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $393,200 (4.1% 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 1973 — 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. 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?
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: 0.96% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 8.7

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-23,122
• Equity at exit: $61,132

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $35,107
• Equity at exit: $35,449

Cash invested: $114,800 (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: 34.8×

Monthly cashflow live

• Estimated rent: $3,932 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$102 /mo · $1,227/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$826
• Net cashflow: $683

Break-even live

Break-even rent $3,067

Max offer price $410,000

Occupancy floor 78%

Sensitivity live

Price	-10% $915	-5% $799	+0% $683	+5% $567	+10% $451
Rent	-10% $372	-5% $528	+0% $683	+5% $838	+10% $994
Rate	-1.0pp $890	-0.5pp $787	base $683	+0.5pp $577	+1.0pp $469

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,932
Total (4 units)			$3,932

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   listed $410,000 Active
3. 2022-11-03
   soldstatus $7,030,000
4. 2012-12-11
   soldstatus $14,000

ⓘ 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: $1,227 · $102/mo
• Projected year-2 tax: $3,811 · $318/mo
• Expected delta: +$2,585/yr (+$215/mo · 210.7%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,184
• − Mortgage interest: −$22,966
• − Property taxes: −$1,227
• − Insurance: −$2,050
• − Repairs & maintenance: −$3,775
• − Management: −$3,775
• − Depreciation: −$11,927
• Taxable income: $1,464
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $7,846/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

+2828.6% since first listed

4 events — show timeline

• 2026-04-30 Pending — MLSNOW
• 2026-04-20 Listed $410,000 MLSNOW
• 2022-11-03 Sold (Public Records) $7,030,000 Public Records
• 2012-12-11 Sold (Public Records) $14,000 Public Records

Property tax history

-4.3%/yr

Latest (2024): $1,227 · -12.3% YoY. Source: county tax records.