1412 Woodland Ave NW · Canton, OH 44703

$120,000

3 bd · 2.0 ba · 1,708 sqft · MultiFamily public records · 23 Days on market

Built 1915 7,278 sqft lot Est $126k · 5% under

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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
• ARV discount +9.8/15.0
• 1% rule +9.5/10.0
• Rent growth +3.7/5.0
• 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! Up/Down Duplex for sale in Canton City. Interior Photos of Upstairs Unit before Occupancy. First Floor Apartment is rented for $420 a month and the Second Floor 2 Bedroom Apartment is rented for $650. Great Cash Flow potential. Shared full basement. All utilities are split. Tenants Currently pay gas & electric. Owner pays for lawn care & W/ S/T. Most Windows Newer, Updated Electric, Nice Siding. Other Properties available in package. Ask Listing Agent for details. Professional Property Management in place. 48 Hour Notice Required for Showings!

Key facts

• Fully updated
• 7,278 sq ft lot
• Built 1915

Tags

• FULLY OCCUPIED DUPLEX
• FULLY UPDATED
• BRAND NEW HOT WATER TANKS

Property features AI

Finance

• Other: Assessor-listed above-grade finished area: 1,708 (source: Assessor); Lot size approximately 0.167 acres (assessor)
• Financial info: Tenants pay all utilities; One building with multiple units; Current rents: $750/month for the one-bedroom; $750/month for the two-bedroom; Both units are leased (leases expire Nov 10, 2026 and Dec 31, 2026)

Exterior

• Parking: Off-street unpaved parking
• Utilities: Public water supply; Public sewer
• Home design: Two-story building; Updated/remodeled property
• Construction: Vinyl and wood siding; Asphalt/fiberglass roof
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: One-bedroom unit (leased); Two-bedroom unit (leased)
• Bathrooms: Two full bathrooms total in the building; Each unit includes one full bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Updated/remodeled condition; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive. Per door: $306/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• 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 fast (+4.6%/yr); 30 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• At $1,745/mo this rent would consume 66% of the median local household income ($32k/yr) (locally 644% of renters already pay >50% of income on rent) — 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 $830 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 + 4.6% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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 $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,200 (1.5% 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 1915 — 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: 1.45% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.85%
• DSCR: 1.97
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $126,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 13th St NW	0.28mi	3/3.0	1,696 (-1%)	15mo	$81,000	$48	70
907 14th St NW	0.22mi	4/2.0 (+1)	1,740 (+2%)	19mo	$51,000	$29	66
1327 15th St NW	0.56mi	4/2.0 (+1)	1,664 (-3%)	4mo	$138,000	$83	62
1324-1326 Shorb Ave NW	0.21mi	2/2.0 (-1)	1,872 (+10%)	11mo	$43,000	$23	60
804 22nd St NW	0.61mi	4/2.0 (+1)	1,680 (-2%)	8mo	$135,000	$80	57
1435 15th St NW	0.66mi	3/2.0	1,686 (-1%)	19mo	$92,500	$55	51
1117-1119 18th St NW	0.46mi	4/2.0 (+1)	1,768 (+4%)	20mo	$131,000	$74	51
1419-1421 Homer Ave NW	0.46mi	4/2.0 (+1)	1,510 (-12%)	8mo	$135,000	$89	48
1337 Cottage Pl NW	0.59mi	3/2.0	1,552 (-9%)	13mo	$132,000	$85	46
1248 18th St NW	0.57mi	3/2.0	1,872 (+10%)	17mo	$105,000	$56	43
949 Fulton Rd NW	0.60mi	3/3.0	1,868 (+9%)	12mo	$95,000	$51	43
1105 19th St NW	0.51mi	2/2.0 (-1)	1,962 (+15%)	6mo	$160,500	$82	42

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.67×
• Total profit: $22,383
• Equity at exit: $17,892

10-year hold

• IRR: 25.9%
• Equity multiple: 3.43×
• Total profit: $81,799
• Equity at exit: $10,375

Cash invested: $33,600 (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 44703

• Home prices YoY: -20.5%
• Rents YoY: 4.6%
• Active inventory: 30
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$629
• Tax from tax record: −$87 /mo · $1,049/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $612

Break-even live

Break-even rent $971

Max offer price $120,000

Occupancy floor 60%

Sensitivity live

Price	-10% $680	-5% $646	+0% $612	+5% $578	+10% $544
Rent	-10% $474	-5% $543	+0% $612	+5% $681	+10% $750
Rate	-1.0pp $672	-0.5pp $642	base $612	+0.5pp $581	+1.0pp $549

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$1,746
Total (2 units)			$1,745

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	22d	1	0.30mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	44d	1	0.32mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	14d	1	0.39mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	22d	1	0.46mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	22d	1	0.53mi
1613 Spring Ave NE Canton, OH	3.0	1.0	1320	$1,095	$0.83	22d	1	0.54mi
1629 Spring Ave NE Unit Na Canton, OH	2.0	1.0	1100	$836	$0.76	22d	1	0.55mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	22d	1	0.75mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	44d	1	0.76mi
1029 23rd St NW Canton, OH	3.0	1.0	1356	$1,500	$1.11	14d	1	0.79mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	14d	20	0.93mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	44d	1	1.18mi
2018 Maple Ave NE Canton, OH	2.0	1.0	1206	$950	$0.79	14d	1	1.29mi
316 Young Ave NE Canton, OH	4.0	1.0	1268	$1,050	$0.83	14d	1	1.31mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	22d	1	1.42mi
1511 2nd St NE Canton, OH	3.0	1.0	1129	$1,250	$1.11	44d	1	1.43mi

Listing history 31 events

1. 2026-06-18
   days on market $120,000 Active 23 DOM
2. 2026-06-17
   days on market $120,000 Active 22 DOM
3. 2026-06-16
   days on market $120,000 Active 21 DOM
4. 2026-06-15
   status $120,000 Active 20 DOM
5. 2026-06-13
   status $120,000 Pending 20 DOM
6. 2026-06-10
   days on market $120,000 Active 20 DOM
7. 2026-06-09
   days on market $120,000 Active 19 DOM
8. 2026-06-08
   days on market $120,000 Active 18 DOM
9. 2026-06-07
   days on market $120,000 Active 17 DOM
10. 2026-06-05
    days on market $120,000 Active 14 DOM
11. 2026-06-03
    days on market $120,000 Active 13 DOM
12. 2026-06-02
    days on market $120,000 Active 12 DOM
13. 2026-06-01
    days on market $120,000 Active 11 DOM
14. 2026-05-31
    days on market $120,000 Active 10 DOM
15. 2026-05-30
    days on market $120,000 Active 9 DOM
16. 2026-05-08
    status Active 364-char remark
17. 2026-04-23
    status Pending 364-char remark
18. 2026-04-09
    listed $125,000 Active 364-char remark
19. 2022-12-29
    soldstatus $50,000 Closed 582-char remark

    Show marketing remark (582 chars)

    Attention Investors! Up/Down Duplex for sale in Canton City. Interior Photos of Upstairs Unit before Occupancy. First Floor Apartment is rented for $420 a month and the Second Floor 2 Bedroom Apartment is rented for $650. Great Cash Flow potential. Shared full basement. All utilities are split. Tenants Currently pay gas & electric. Owner pays for lawn care & W/ S/T. Most Windows Newer, Updated Electric, Nice Siding. Other Properties available in package. Ask Listing Agent for details. Professional Property Management in place. 48 Hour Notice Required for Showings!

20. 2022-12-29
    soldstatus $50,000

    Show marketing remark (582 chars)

    Attention Investors! Up/Down Duplex for sale in Canton City. Interior Photos of Upstairs Unit before Occupancy. First Floor Apartment is rented for $420 a month and the Second Floor 2 Bedroom Apartment is rented for $650. Great Cash Flow potential. Shared full basement. All utilities are split. Tenants Currently pay gas & electric. Owner pays for lawn care & W/ S/T. Most Windows Newer, Updated Electric, Nice Siding. Other Properties available in package. Ask Listing Agent for details. Professional Property Management in place. 48 Hour Notice Required for Showings!

21. 2022-12-09
    status Pending 582-char remark

    Show marketing remark (582 chars)

    Attention Investors! Up/Down Duplex for sale in Canton City. Interior Photos of Upstairs Unit before Occupancy. First Floor Apartment is rented for $420 a month and the Second Floor 2 Bedroom Apartment is rented for $650. Great Cash Flow potential. Shared full basement. All utilities are split. Tenants Currently pay gas & electric. Owner pays for lawn care & W/ S/T. Most Windows Newer, Updated Electric, Nice Siding. Other Properties available in package. Ask Listing Agent for details. Professional Property Management in place. 48 Hour Notice Required for Showings!

22. 2022-11-22
    status Active 582-char remark

    Show marketing remark (582 chars)

    Attention Investors! Up/Down Duplex for sale in Canton City. Interior Photos of Upstairs Unit before Occupancy. First Floor Apartment is rented for $420 a month and the Second Floor 2 Bedroom Apartment is rented for $650. Great Cash Flow potential. Shared full basement. All utilities are split. Tenants Currently pay gas & electric. Owner pays for lawn care & W/ S/T. Most Windows Newer, Updated Electric, Nice Siding. Other Properties available in package. Ask Listing Agent for details. Professional Property Management in place. 48 Hour Notice Required for Showings!

23. 2022-11-18
    status Pending 582-char remark

    Show marketing remark (582 chars)

    Attention Investors! Up/Down Duplex for sale in Canton City. Interior Photos of Upstairs Unit before Occupancy. First Floor Apartment is rented for $420 a month and the Second Floor 2 Bedroom Apartment is rented for $650. Great Cash Flow potential. Shared full basement. All utilities are split. Tenants Currently pay gas & electric. Owner pays for lawn care & W/ S/T. Most Windows Newer, Updated Electric, Nice Siding. Other Properties available in package. Ask Listing Agent for details. Professional Property Management in place. 48 Hour Notice Required for Showings!

24. 2022-11-10
    listed $62,000 Active 582-char remark

    Show marketing remark (582 chars)

    Attention Investors! Up/Down Duplex for sale in Canton City. Interior Photos of Upstairs Unit before Occupancy. First Floor Apartment is rented for $420 a month and the Second Floor 2 Bedroom Apartment is rented for $650. Great Cash Flow potential. Shared full basement. All utilities are split. Tenants Currently pay gas & electric. Owner pays for lawn care & W/ S/T. Most Windows Newer, Updated Electric, Nice Siding. Other Properties available in package. Ask Listing Agent for details. Professional Property Management in place. 48 Hour Notice Required for Showings!

25. 2022-02-03
    price $525
26. 2010-06-18
    historical
27. 2010-03-18
    listed $57,400
28. 2008-05-07
    soldstatus $26,500
29. 2008-05-02
    soldstatus $26,500
30. 2008-03-20
    listed $32,000
31. 1995-05-25
    soldstatus $19,000

ⓘ 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: $1,049 · $87/mo
• Projected year-2 tax: $1,460 · $122/mo
• Expected delta: +$412/yr (+$34/mo · 39.2%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,940
• − Mortgage interest: −$6,722
• − Property taxes: −$1,049
• − Insurance: −$600
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$3,491
• Taxable income: $5,728
• Est. tax owed @ 24.0%: −$1,375
• After-tax cash flow: $5,967/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): 8,070
• Household income: $31,957
• Rent vs Own: 67.2% rent · 32.8% own
• Severe rent burden: 644.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 58% Two or more races 19% Black 19% Hispanic / Latino 8% Pacific Islander 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 15% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada

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: ▼ -56.64%
• Current HPI: 220.0551
• Rent YoY: ▲ 4.61%
• 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

+531.6% since first listed

20 events — show timeline

• 2026-06-15 Relisted — MLSNOW
• 2026-06-10 Pending — MLSNOW
• 2026-05-21 Listing Removed — MLSNOW
• 2026-05-21 Listed $120,000 MLSNOW
• 2026-05-08 Relisted — MLSNOW
• 2026-04-23 Pending — MLSNOW
• 2026-04-09 Listed $125,000 MLSNOW
• 2022-12-29 Sold (Public Records) $50,000 Public Records
• 2022-12-29 Sold (MLS) $50,000 MLSNOW
• 2022-12-09 Pending — MLSNOW
• 2022-11-22 Relisted — MLSNOW
• 2022-11-18 Pending — MLSNOW
• 2022-11-10 Listed $62,000 MLSNOW
• 2022-02-03 Price Changed $525 RENT.
• 2010-06-18 Listing Removed — MLSNOW
• 2010-03-18 Listed $57,400 MLSNOW
• 2008-05-07 Sold (MLS) $26,500 MLSNOW
• 2008-05-02 Sold (Public Records) $26,500 Public Records
• 2008-03-20 Listed $32,000 MLSNOW
• 1995-05-25 Sold (Public Records) $19,000 Public Records

Property tax history

+7.0%/yr

Latest (2024): $1,049 · +28.1% YoY. Source: county tax records.