1500 28th St NW · Canton, OH 44709

$139,900

3 bd · 2.0 ba · 1,440 sqft · MultiFamily public records · 13 Days on market

Built 1924 7,649 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• 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

Well-maintained, turnkey duplex conveniently located in Northwest Canton. The spacious main-level unit features an expansive living room anchored by a fireplace that flows seamlessly into the dining room. The light-filled kitchen offers ample cabinetry with crisp white cabinets and plenty of workspace. Two comfortable bedrooms and a full bath complete the main floor. Neutral décor, abundant natural light, and bright, inviting spaces create a welcoming atmosphere throughout. The upper-level apartment is full of charm and features a cozy living room, eat-in kitchen, one bedroom, and a full bath—perfect for rental income or extended family living. Both units have access to the bas

Key facts

• Turnkey duplex
• Light filled kitchen
• Ample cabinetry

Tags

• TURNKEY DUPLEX
• EXPANSIVE LIVING ROOM
• LIGHT FILLED KITCHEN
• AMPLE CABINETRY
• EAT IN KITCHEN
• ACCESS TO BASEMENT

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Carport; 1 carport space; Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade living area reported as 1,440
• Construction: Built (year source: public records); Asphalt/fiberglass roof
• Exterior features: Aluminum siding; Lot approximately 0.1756 acres; Updated/remodeled condition

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas); Wall/window cooling units
• Interior features: Unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $140k.

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 $140k).
• Cap rate 12.4% 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.
• Market conditions: Rents rising (+1.9%/yr); 74 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 43% of the median local income ($58k/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 $967 of loan paydown is wiped out by about $4k 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 + 1.9% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $140k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

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 1924 — 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. 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?
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: 1.47% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.83%
• DSCR: 1.97
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.52×
• Total profit: $20,535
• Equity at exit: $20,860

10-year hold

• IRR: 21.4%
• Equity multiple: 2.73×
• Total profit: $67,587
• Equity at exit: $12,096

Cash invested: $39,172 (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 44709

• Rents YoY: 1.9%
• Active inventory: 74
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$734
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $712

Break-even live

Break-even rent $1,152

Max offer price $139,900

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,054
Total (2 units)			$2,054

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1029 23rd St NW Canton, OH	3.0	1.0	1356	$1,500	$1.11	13d	1	0.55mi
1224 15th St NW Unit 1 Canton, OH	2.0	1.0	900	$749	$0.83	20d	1	1.08mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	20d	1	1.13mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	20d	1	1.20mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	20d	1	1.24mi
2901 17th St NW Canton, OH	2.0	1.0	1000	$885	$0.89	20d	1	1.25mi
4035 Guilford Ave NW Canton, OH	1.0–3.0	1.0	886	$1,200	$1.35	20d	1	1.29mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	13d	1	1.30mi
1307 Woodland Ave NW Unit 2 Canton, OH	2.0	1.0	973	$675	$0.69	43d	1	1.42mi

Listing history 11 events

1. 2026-06-18
   days on market $139,900 Active 13 DOM
2. 2026-06-17
   days on market $139,900 Active 12 DOM
3. 2026-06-16
   days on market $139,900 Active 11 DOM
4. 2026-06-15
   days on market $139,900 Active 10 DOM
5. 2026-06-14
   days on market $139,900 Active 8 DOM
6. 2026-06-13
   days on market $139,900 Active 7 DOM
7. 2026-06-10
   days on market $139,900 Active 5 DOM
8. 2026-06-09
   days on market $139,900 Active 4 DOM
9. 2026-06-08
   days on market $139,900 Active 3 DOM
10. 2026-06-07
    remarks 686-char remark
11. 2026-06-07
    listed $139,900 Active 2 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: $1,419 · $118/mo
• Projected year-2 tax: $1,801 · $150/mo
• Expected delta: +$382/yr (+$32/mo · 26.9%)

ⓘ 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: $24,648
• − Mortgage interest: −$7,837
• − Property taxes: −$1,419
• − Insurance: −$700
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$4,070
• Taxable income: $6,679
• Est. tax owed @ 24.0%: −$1,603
• After-tax cash flow: $6,946/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): 18,614
• Household income: $57,842
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 859.0

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 (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Lithuanian 4% Italian 3% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -140.56%
• Current HPI: 195.6245
• Rent YoY: ▲ 1.94%
• 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

+210.9% since first listed

2 events — show timeline

• 2026-06-05 Listed $139,900 MLSNOW
• 1989-12-22 Sold (Public Records) $45,000 Public Records

Property tax history

+0.1%/yr

Latest (2024): $1,419 · -11.3% YoY. Source: county tax records.