792 Kingwood Dr NE · Wilkshire Hills, OH 44612

$289,900

6 bd · 3.0 ba · 3,072 sqft · MultiFamily public records · 14 Days on market

Built 1972 0.49 ac lot $94/sqft · 14% below area Est $336k · 14% under

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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 +17.0/30.0
• ARV discount +13.7/15.0
• Schools +6.1/10.0
• DSCR +5.3/10.0
• 1% rule +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 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 MLS

Tri-plex for sale in Wilkshire Hills! Each unit has 2 bedrooms, 1 bath and includes finished basements with rec room and laundry, private patio. Freshly painted exterior. Fully occupied with long term tenants. Landlord provides lawn care, sewer, trash and salt for softener. Tenants pay electric and heat, all electric units.

Key facts

• Rec room
• Private patio
• Finished basements

Tags

• FINISHED BASEMENTS
• PRIVATE PATIO
• REC ROOM

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive. Per door: $99/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 $270k (6.7% below list).
• Recommended offer: $270k (6.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Tuscarawas Valley Local (rural): math 71% / reading 71% proficiency, ranked #138 of 656 in OH (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Tuscarawas Valley Intermediate (math 72% / reading 67%, grade A-, #391 of 1,584 statewide, top 27%, 287 students, 36% FRL); Tuscarawas Valley Middle School (math 72% / reading 73%, grade A, #113 of 654 statewide, top 17%, 407 students, 32% FRL); Tuscarawas Valley High School (math 62% / reading 77%, grade B, #106 of 781 statewide, top 16%, 331 students, 31% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 26 active listings in the ZIP; solid renter incomes; 244 units permitted in Tuscarawas County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($85k/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 $9k of value loss. Plan a longer hold.
• Tuscarawas County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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 $210k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $270,500 (6.7% 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 1972 — 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. 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 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: 0.93% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 8.9

CMA / ARV

• ARV (median comp): $335,878
• List price: $289,900
• Delta: -13.69%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-34,414
• Equity at exit: $43,225

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-13,787
• Equity at exit: $25,065

Cash invested: $81,172 (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 44612

• Home prices YoY: -9.5%
• Active inventory: 26
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $2,705 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$299 /mo · $3,584/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $197

Break-even live

Break-even rent $2,455

Max offer price $289,900

Occupancy floor 88%

Sensitivity live

Price	-10% $361	-5% $279	+0% $197	+5% $115	+10% $33
Rent	-10% $-16	-5% $90	+0% $197	+5% $304	+10% $411
Rate	-1.0pp $343	-0.5pp $271	base $197	+0.5pp $122	+1.0pp $46

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$2,706
Total (2 units)			$2,705

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-18
   status Pending 325-char remark

   Show marketing remark (325 chars)

   Tri-plex for sale in Wilkshire Hills! Each unit has 2 bedrooms, 1 bath and includes finished basements with rec room and laundry, private patio. Freshly painted exterior. Fully occupied with long term tenants. Landlord provides lawn care, sewer, trash and salt for softener. Tenants pay electric and heat, all electric units.

2. 2026-05-04
   listed $289,900 Active 325-char remark

   Show marketing remark (325 chars)

   Tri-plex for sale in Wilkshire Hills! Each unit has 2 bedrooms, 1 bath and includes finished basements with rec room and laundry, private patio. Freshly painted exterior. Fully occupied with long term tenants. Landlord provides lawn care, sewer, trash and salt for softener. Tenants pay electric and heat, all electric units.

3. 2026-05-04
   historical

   Show marketing remark (325 chars)

   Tri-plex for sale in Wilkshire Hills! Each unit has 2 bedrooms, 1 bath and includes finished basements with rec room and laundry, private patio. Freshly painted exterior. Fully occupied with long term tenants. Landlord provides lawn care, sewer, trash and salt for softener. Tenants pay electric and heat, all electric units.

4. 2026-03-16
   listed $299,900 Active
5. 2026-03-16
   historical
6. 2026-03-06
   price $299,900
7. 2026-01-14
   listed $309,900 Active
8. 2021-10-13
   soldstatus $210,000 Closed
9. 2021-08-24
   status Pending
10. 2021-08-13
    price $229,900
11. 2021-06-24
    listed $239,900 Active
12. 2015-07-13
    soldstatus $145,000
13. 2015-05-01
    listed $159,900
14. 1997-07-03
    soldstatus $129,900

ⓘ 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: $3,584 · $299/mo
• Projected year-2 tax: $4,053 · $338/mo
• Expected delta: +$469/yr (+$39/mo · 13.1%)

ⓘ 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 ≥98°F today · 18 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: $32,460
• − Mortgage interest: −$16,239
• − Property taxes: −$3,584
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,597
• − Management: −$2,597
• − Depreciation: −$8,433
• Taxable loss: −$2,440
• Est. tax savings @ 24.0%: +$586
• After-tax cash flow: $2,952/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: Tuscarawas Valley Local
• NCES district ID: 3905030
• Math proficiency: 71% ▼ -11.00%
• Reading proficiency: 71% ▼ -6.00%
• Median HH income: $55,418
• Composite: 60.72/100
• National rank: #827
• State rank: #138 of 656 in OH

Livability — Wilkshire Hills

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

Census & demographics

• Census place: Wilkshire Hills, OH
• County: Tuscarawas · 99,287 people
• Population (ZIP): 5,494
• Household income: $84,632
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 4.3

Population outlook (Tuscarawas County) Hauer SSP2

• Today (2025): 92,253 people
• By 2030: 91,060 · -1.3%
• By 2040: 87,479 · -5.2%
• By 2050: 83,174 · -9.8%
• By 2075: 72,000 · -22.0%
• By 2100: 58,574 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Tuscarawas

• 2024 margin: Solid R (+43.3) · D 28.0% · R 71.2%
• 2008→2024 swing: -45.7pp toward R · 2008: 2.4pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+39.9 2016: R+35.5 2012: R+9.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.50%
• Current HPI: 196.1107
• 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

+123.2% since first listed

14 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-05-04 Listing Removed — MLSNOW
• 2026-05-04 Listed $289,900 MLSNOW
• 2026-03-16 Listing Removed — MLSNOW
• 2026-03-16 Listed $299,900 MLSNOW
• 2026-03-06 Price Changed $299,900 MLSNOW
• 2026-01-14 Listed $309,900 MLSNOW
• 2021-10-13 Sold (MLS) $210,000 MLSNOW
• 2021-08-24 Pending — MLSNOW
• 2021-08-13 Price Changed $229,900 MLSNOW
• 2021-06-24 Listed $239,900 MLSNOW
• 2015-07-13 Sold (MLS) $145,000 MLSNOW
• 2015-05-01 Listed $159,900 MLSNOW
• 1997-07-03 Sold (Public Records) $129,900 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,584 · +3.4% YoY. Source: county tax records.