2823 Columbus Rd NE · Canton, OH 44705

$189,000

4 bd · 2.0 ba · 2,270 sqft · MultiFamily public records · 194 Days on market

Built 1906 0.52 ac lot $83/sqft · 80% above area

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 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

Fully renovated in 2024, this up-and-down duplex is completely occupied and ready to start generating passive income from day one. Both units have been thoughtfully updated throughout, offering low-maintenance living and dependable rental appeal. Located in a fantastic area close to local amenities, this property is a strong addition to any investment portfolio—whether you’re a seasoned investor or just getting started. Combined rent is $1655.00 per month. The top unit is on a month to month lease and the lower unit is leased until 9/26. Don’t miss this turnkey opportunity!

Key facts

• Up and down duplex
• Fully renovated
• Turnkey opportunity

Tags

• FULLY RENOVATED
• UP AND DOWN DUPLEX
• LOW MAINTENANCE LIVING
• DEPENDABLE RENTAL APPEAL
• TURNKEY OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $189k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive. Per door: $217/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Plain Local (suburban): math 61% / reading 69% proficiency, ranked #216 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.2%/yr); 71 active listings in the ZIP; lower-income renter base — watch delinquency; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• At $2,131/mo this rent would consume 59% of the median local household income ($43k/yr) (locally 524% 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 $1k of loan paydown is wiped out by about $6k 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 194 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 23y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $189k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% 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 1906 — 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. 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?
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: 1.13% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.86%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (median comp): $105,225
• List price: $189,000
• Delta: 79.62%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.83×
• Total profit: $-9,171
• Equity at exit: $28,181

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $3,539
• Equity at exit: $16,341

Cash invested: $52,920 (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 44705

• Rents YoY: -0.2%
• Active inventory: 71
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$179 /mo · $2,144/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $435

Break-even live

Break-even rent $1,580

Max offer price $189,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,130
Total (2 units)			$2,131

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-18
   days on market $189,000 Active 194 DOM
2. 2026-06-17
   days on market $189,000 Active 193 DOM
3. 2026-06-16
   days on market $189,000 Active 192 DOM
4. 2026-06-15
   days on market $189,000 Active 191 DOM
5. 2026-06-14
   days on market $189,000 Active 189 DOM
6. 2026-06-13
   days on market $189,000 Active 188 DOM
7. 2026-06-10
   days on market $189,000 Active 186 DOM
8. 2026-06-09
   days on market $189,000 Active 185 DOM
9. 2026-06-08
   days on market $189,000 Active 184 DOM
10. 2026-06-07
    days on market $189,000 Active 183 DOM
11. 2026-06-05
    days on market $189,000 Active 180 DOM
12. 2026-06-03
    days on market $189,000 Active 179 DOM
13. 2026-06-02
    days on market $189,000 Active 178 DOM
14. 2026-06-01
    days on market $189,000 Active 177 DOM
15. 2026-05-31
    days on market $189,000 Active 176 DOM
16. 2026-05-30
    days on market $189,000 Active 175 DOM
17. 2025-12-06
    listed $209,000 Active 598-char remark

    Show marketing remark (598 chars)

    Fully renovated in 2024, this up-and-down duplex is completely occupied and ready to start generating passive income from day one. Both units have been thoughtfully updated throughout, offering low-maintenance living and dependable rental appeal. Located in a fantastic area close to local amenities, this property is a strong addition to any investment portfolio—whether you’re a seasoned investor or just getting started. Combined rent is $1655.00 per month. The top unit is on a month to month lease and the lower unit is leased until 9/26. Don’t miss this turnkey opportunity!

18. 2025-09-12
    historical $925
19. 2025-08-15
    listed $925
20. 2023-12-05
    historical
21. 2023-09-25
    price $210,000
22. 2023-09-08
    listed $220,000 Active
23. 2023-09-06
    historical
24. 2023-08-02
    listed $220,000 Active
25. 2022-03-31
    soldstatus $100,000 Closed
26. 2022-02-17
    status Pending
27. 2022-02-07
    price $119,900
28. 2022-01-28
    listed $127,700 Active
29. 2021-11-05
    historical
30. 2021-10-09
    price $129,900
31. 2021-09-28
    listed $134,700 Active
32. 2019-05-09
    soldstatus $79,900 Sold
33. 2019-05-01
    status Pending
34. 2019-04-20
    status Active
35. 2019-04-18
    historical
36. 2019-01-18
    listed $79,900 Active
37. 2017-11-20
    historical
38. 2017-03-21
    listed $89,900 Active
39. 2017-03-21
    historical
40. 2017-02-01
    listed $89,900 Active
41. 2016-10-30
    historical
42. 2016-08-01
    status Active
43. 2016-07-30
    historical
44. 2016-05-16
    price $89,900
45. 2016-04-27
    price $99,900
46. 2015-11-30
    listed $109,900 Active
47. 2004-05-03
    soldstatus $82,400
48. 2004-02-06
    historical
49. 2003-11-06
    listed $105,000

ⓘ 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: $2,144 · $179/mo
• Projected year-2 tax: $2,546 · $212/mo
• Expected delta: +$402/yr (+$34/mo · 18.8%)

ⓘ 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: $25,572
• − Mortgage interest: −$10,587
• − Property taxes: −$2,144
• − Insurance: −$945
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$5,498
• Taxable income: $2,307
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $4,666/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: Plain Local
• NCES district ID: 3904993
• Math proficiency: 61% ▼ -13.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $48,337
• Composite: 55.04/100
• National rank: #1293
• State rank: #216 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

• County: Stark County · 272,865 people
• City population: 103,614
• Metro: Canton-Massillon, OH
• Population (ZIP): 16,872
• Household income: $43,439
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 524.0

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 0.60)
• Race & ethnicity: White 58% Black 22% Two or more races 13% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 5% Romanian 4% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% 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: ▼ -200.62%
• Current HPI: 150.1531
• Rent YoY: ▼ -0.23%
• 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

+99.0% since first listed

33 events — show timeline

• 2025-12-06 Listed $209,000 MLSNOW
• 2025-09-12 Rental Removed $925 SHOWMOJO
• 2025-08-15 Listed for Rent $925 SHOWMOJO
• 2023-12-05 Listing Removed — MLSNOW
• 2023-09-25 Price Changed $210,000 MLSNOW
• 2023-09-08 Listed $220,000 MLSNOW
• 2023-09-06 Listing Removed — MLSNOW
• 2023-08-02 Listed $220,000 MLSNOW
• 2022-03-31 Sold (MLS) $100,000 MLSNOW
• 2022-02-17 Pending — MLSNOW
• 2022-02-07 Price Changed $119,900 MLSNOW
• 2022-01-28 Listed $127,700 MLSNOW
• 2021-11-05 Listing Removed — MLSNOW
• 2021-10-09 Price Changed $129,900 MLSNOW
• 2021-09-28 Listed $134,700 MLSNOW
• 2019-05-09 Sold (MLS) $79,900 MLSNOW
• 2019-05-01 Pending — MLSNOW
• 2019-04-20 Relisted — MLSNOW
• 2019-04-18 Listing Removed — MLSNOW
• 2019-01-18 Listed $79,900 MLSNOW
• 2017-11-20 Listing Removed — MLSNOW
• 2017-03-21 Listed $89,900 MLSNOW
• 2017-03-21 Listing Removed — MLSNOW
• 2017-02-01 Listed $89,900 MLSNOW
• 2016-10-30 Listing Removed — MLSNOW
• 2016-08-01 Relisted — MLSNOW
• 2016-07-30 Listing Removed — MLSNOW
• 2016-05-16 Price Changed $89,900 MLSNOW
• 2016-04-27 Price Changed $99,900 MLSNOW
• 2015-11-30 Listed $109,900 MLSNOW
• 2004-05-03 Sold (Public Records) $82,400 Public Records
• 2004-02-06 Listing Removed — MLSNOW
• 2003-11-06 Listed $105,000 MLSNOW

Property tax history

+6.0%/yr

Latest (2024): $2,144 · +39.4% YoY. Source: county tax records.