1084-1086 Baier Ave · Louisville, OH 44641

$245,000

4 bd · 2.0 ba · 1,872 sqft · MultiFamily public records · 4 Days on market

Built 1978 0.28 ac lot Est $230k · 6% over

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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).

• Cash flow +17.8/30.0
• Schools +5.9/10.0
• DSCR +5.6/10.0
• ARV discount +4.6/15.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• 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

Well-maintained side-by-side duplex located in the heart of Louisville, offering an excellent opportunity for both owner-occupants and investors. A charming front porch welcomes you to this versatile property, which features two spacious units with functional layouts. Each unit offers a comfortable front living room that flows seamlessly into an eat-in kitchen, creating a warm and inviting living space. Upstairs, both units include two bedrooms and a full bathroom. The unfinished lower levels provide ample storage and laundry areas. One unit also features a designated office space in the lower level ideal for remote work, hobbies, or additional living flexibility. One side has been recently

Key facts

• Two spacious units
• Well-kept yard
• Front porch

Tags

• FRONT PORCH
• TWO SPACIOUS UNITS
• EAT-IN KITCHEN
• DESIGNATED OFFICE SPACE
• WELL-KEPT YARD
• NEW FLOORING

Property features AI

Finance

• Financial info: Tenant responsible for all utilities

Exterior

• Parking: Attached garage with 2 spaces; Garage faces front with direct access; Driveway; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Two-story home; Above-grade finished area approximately 1,872 (assessor)
• Construction: Built per public records; Asphalt/fiberglass roof
• Exterior features: Brick exterior

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full unfinished basement with sump pump
• Laundry & utility: Laundry located in basement/lower level

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $245k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive. Per door: $100/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 $220k (10.3% below list).
• Recommended offer: $220k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.4% in Louisville — 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 79/100 on livability (#142 in OH, #2,205 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Louisville City (suburban): math 67% / reading 70% proficiency, ranked #162 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.6%/yr); 88 active listings in the ZIP; solid renter incomes; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 33% of the median local income ($80k/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 $7k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $104k; list at $245k implies a 136% gain — meaningful room to come down on a strong offer.

Recommended offer $219,700 (10.3% 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 1978 — 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 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?
6. 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?
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: 0.90% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $230,256
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228-230 Fairview St	0.34mi	4/2.0	1,716 (-8%)	14mo	$230,000	$134	59
1317 W Main St	0.71mi	4/2.0	1,848 (-1%)	19mo	$174,900	$95	49
106-108 Reno Dr	0.50mi	5/2.0 (+1)	2,088 (+12%)	15mo	$256,000	$123	40

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 · 5.57% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.69×
• Total profit: $-21,186
• Equity at exit: $36,530

10-year hold

• IRR: 4.1%
• Equity multiple: 1.33×
• Total profit: $22,916
• Equity at exit: $21,183

Cash invested: $68,600 (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 44641

• Rents YoY: 5.6%
• Active inventory: 88
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $2,197 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$149 /mo · $1,782/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $200

Break-even live

Break-even rent $1,944

Max offer price $245,000

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,196
Total (2 units)			$2,197

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   status $245,000 Pending 4 DOM
2. 2026-06-08
   days on market $245,000 Active 4 DOM
3. 2026-06-07
   days on market $245,000 Active 3 DOM
4. 2026-06-05
   remarks 699-char remark
5. 2026-06-05
   listed $245,000 Active 1 DOM

ⓘ 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: $1,782 · $149/mo
• Projected year-2 tax: $2,802 · $234/mo
• Expected delta: +$1,020/yr (+$85/mo · 57.2%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,364
• − Mortgage interest: −$13,724
• − Property taxes: −$1,782
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$7,127
• Taxable loss: −$1,713
• Est. tax savings @ 24.0%: +$411
• After-tax cash flow: $2,814/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: Louisville City
• NCES district ID: 3904987
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 70% ▼ -4.00%
• Median HH income: $54,455
• Composite: 58.54/100
• National rank: #992
• State rank: #162 of 656 in OH

Livability — Louisville

• Score: 79/100
• State rank: #142
• US rank: #2205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Louisville, OH
• County: Stark County · 272,865 people
• City population: 20,031
• Metro: Canton-Massillon, OH
• Population (ZIP): 20,031
• Household income: $80,303
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 344.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1% Black 1%
• Common ancestry: Italian 6% Lithuanian 5% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 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: ▼ -203.38%
• Current HPI: 214.6849
• Rent YoY: ▲ 5.57%
• 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

+373.0% since first listed

5 events — show timeline

• 2026-06-04 Listed $245,000 MLSNOW
• 1995-08-23 Sold (Public Records) $104,000 Public Records
• 1995-06-14 Sold (Public Records) $3,350 Public Records
• 1987-04-02 Sold (Public Records) $998,880 Public Records
• 1986-08-18 Sold (Public Records) $51,800 Public Records

Property tax history

+3.2%/yr

Latest (2024): $1,782 · +5.2% YoY. Source: county tax records.