6251 Breezehill Rd SW · North Industry, OH 44626

$119,900

1 bd · 1.0 ba · 364 sqft · Other public records · 2 Days on market

Built 1942 1.11 ac lot

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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 +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +4.5/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here's your chance for a property with loads of potential in Canton South! Whether you're looking for a multi building homestead or an investment opportunity for multiple dwellings, this property acts as a blank canvas in an amazing location. Situated in East Sparta the property falls into Canton South's Pike Township just down the road from Spring Valley Golf Course. The main home built into the side of the hill offers roughly 1200sf of open concept living area that features main floor laundry, a master bedroom with direct access to the patio and bathroom, and a loft area upstairs perfect for additional sleeping quarters. The vaulted ceilings in the kitchen and dinette area give a spacious

Key facts

• New metal siding
• Vaulted ceilings
• Loft area

Tags

• INVESTMENT OPPORTUNITY
• DIRECT ACCESS TO PATIO
• LOFT AREA
• VAULTED CEILINGS
• NEW METAL SIDING
• SPACIOUS THREE CAR GARAGE

Property features AI

Exterior

• Parking: Detached garage; Driveway; 3-car garage
• Utilities: Well water; Septic tank
• Home design: 2-story home; Faces southeast; Above-grade finished living area reported by owner
• Construction: Metal siding; Metal roof; Slab foundation; Built year from public records
• Exterior features: Barn(s); Outbuilding(s); Storage; Stable(s); Detached garage(s)

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Baseboard heating; Forced air heating; Propane heating
• Interior features: Fixer condition; Fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $19 ($223/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (13.2% below list).
• Recommended offer: $104k (13.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Canton Local (suburban): math 54% / reading 52% proficiency, ranked #401 of 656 in OH (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; solid renter incomes; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent is only 16% of the median local income ($78k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $47k; list at $120k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,064 (13.2% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 9.6

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-18,243
• Equity at exit: $17,877

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-14,357
• Equity at exit: $10,367

Cash invested: $33,572 (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 44626

• Home prices YoY: -21.6%
• Active inventory: 6
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $19

Break-even live

Break-even rent $1,017

Max offer price $119,900

Occupancy floor 93%

Sensitivity live

Price	-10% $86	-5% $53	+0% $19	+5% $-15	+10% $-49
Rent	-10% $-64	-5% $-22	+0% $19	+5% $60	+10% $101
Rate	-1.0pp $79	-0.5pp $49	base $19	+0.5pp $-12	+1.0pp $-44

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $119,900 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $119,900 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: $831 · $69/mo
• Projected year-2 tax: $1,351 · $113/mo
• Expected delta: +$520/yr (+$43/mo · 62.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $12,488
• − Mortgage interest: −$6,716
• − Property taxes: −$831
• − Insurance: −$1,266
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$3,488
• Taxable loss: −$1,811
• Est. tax savings @ 24.0%: +$435
• After-tax cash flow: $658/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 Local
• NCES district ID: 3904983
• Math proficiency: 54% ▼ -12.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $46,980
• Composite: 45.0/100
• National rank: #2699
• State rank: #401 of 656 in OH

Livability — North Industry

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Stark · 366,688 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 2,751
• Household income: $78,125
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 10.8

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Italian 5% Iranian 4% Romanian 3%

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: ▼ -61.72%
• Current HPI: 223.8287
• 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

+155.1% since first listed

2 events — show timeline

• 2026-06-16 Listed $119,900 MLSNOW
• 2006-06-26 Sold (Public Records) $47,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $831 · -3.0% YoY. Source: county tax records.