4839 Arlington Rd · Green, OH 44720

$339,900

9 bd · 4.5 ba · 3,784 sqft · MultiFamily public records · 39 Days on market

Built 1979 1.10 ac lot

---

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 +9.8/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +4.4/5.0
• Rent growth +2.7/5.0
• 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: 3 units. confirmed

Listing remarks

Great investment opportunity with solid upside potential, located in the highly rated Green Local School District! This triplex features three spacious units, each offering 3 bedrooms, 1.5 baths, and the convenience of private in-unit laundry. Unit C stands out with a cozy fireplace and exclusive basement access. Each unit is all electric and includes a 1-car garage, along with a small private patio area for outdoor enjoyment. The property does need some TLC, but it’s a fantastic value-add opportunity for investors or even an owner-occupant looking to build equity over time. Major improvements have already been taken care of, including a new commercial-grade septic system (2025) and a

Key facts

• Small private patio
• Cozy fireplace
• Roof replaced

Tags

• PRIVATE IN-UNIT LAUNDRY
• COZY FIREPLACE
• EXCLUSIVE BASEMENT ACCESS
• SMALL PRIVATE PATIO
• ROOF REPLACED

Property features AI

Finance

• Financial info: Tenant pays all utilities, electricity, internet and trash collection; Two units reported collecting $725/month rent each (Units A and B); Unit C listed as leased

Exterior

• Parking: 3-car garage; Direct access parking; Unpaved parking
• Utilities: Well water; Septic sewer
• Home design: 2-story building; Single building with multiple units
• Construction: Brick and vinyl siding exterior; Fiberglass roof
• Exterior features: Rain gutters; Wooded lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three 3-bedroom units (Units A, B and C)
• Bathrooms: Three full bathrooms; Three half bathrooms; Each unit listed with 2 total bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Fireplace heating; Window air conditioning units
• Interior features: Unfinished basement; Wood-burning fireplace; Has view; 15 total rooms
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3 × 3.0-bed/1.5-bath units multifamily listed at $340k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $489/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $340k).
• Recommended offer: $330k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.7% in Green — 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 87/100 on livability (#31 in OH, #281 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, employment A+; Watch: commute F.
• Green Local (suburban): math 75% / reading 74% proficiency, ranked #90 of 656 in OH (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 226 active listings in the ZIP; solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $5,026/mo this rent would consume 73% of the median local household income ($83k/yr) (locally 1068% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $95k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 $200k; list at $340k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $329,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.48% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.49%
• DSCR: 1.82
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.82% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.29×
• Total profit: $27,708
• Equity at exit: $50,680

10-year hold

• IRR: 14.9%
• Equity multiple: 2.08×
• Total profit: $102,715
• Equity at exit: $29,388

Cash invested: $95,172 (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 44720

• Rents YoY: 0.8%
• Active inventory: 226
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $5,026 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$580 /mo · $6,959/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,055
• Net cashflow: $1,467

Break-even live

Break-even rent $3,170

Max offer price $339,900

Occupancy floor 66%

Sensitivity live

Price	-10% $1,659	-5% $1,563	+0% $1,467	+5% $1,370	+10% $1,274
Rent	-10% $1,069	-5% $1,268	+0% $1,467	+5% $1,665	+10% $1,864
Rate	-1.0pp $1,638	-0.5pp $1,553	base $1,467	+0.5pp $1,378	+1.0pp $1,289

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

Units	Beds	Baths	Est. rent
▸ 3× units	3.0	1.5	$5,025
Total (3 units)			$5,026

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $339,900 Active 39 DOM
2. 2026-06-17
   days on market $339,900 Active 38 DOM
3. 2026-06-16
   days on market $339,900 Active 37 DOM
4. 2026-06-15
   days on market $339,900 Active 36 DOM
5. 2026-06-13
   days on market $339,900 Active 34 DOM
6. 2026-06-12
   days on market $339,900 Active 33 DOM
7. 2026-06-09
   days on market $339,900 Active 30 DOM
8. 2026-06-08
   days on market $339,900 Active 29 DOM
9. 2026-06-08
   remarks 693-char remark
10. 2026-06-08
    listed $339,900 Active 28 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: $6,959 · $580/mo
• Projected year-2 tax: $6,959 · $580/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 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: $60,312
• − Mortgage interest: −$19,040
• − Property taxes: −$6,959
• − Insurance: −$1,700
• − Repairs & maintenance: −$4,825
• − Management: −$4,825
• − Depreciation: −$9,888
• Taxable income: $13,076
• Est. tax owed @ 24.0%: −$3,138
• After-tax cash flow: $14,460/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: Green Local
• NCES district ID: 3905001
• Math proficiency: 75% ▼ -9.00%
• Reading proficiency: 74% ▼ -7.00%
• Median HH income: $63,973
• Composite: 64.45/100
• National rank: #542
• State rank: #90 of 656 in OH

Livability — Green

• Score: 87/100
• State rank: #31
• US rank: #281

Category grades

Amenities A+ Commute F Cost of living A+ Crime A Employment A+ Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green, OH
• County: Stark County · 272,865 people
• City population: 50,124
• Metro: Canton-Massillon, OH
• Population (ZIP): 39,851
• Household income: $82,594
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1068.0

Population outlook (Summit County) Hauer SSP2

• Today (2025): 546,583 people
• By 2030: 544,028 · -0.5%
• By 2040: 531,363 · -2.8%
• By 2050: 514,923 · -5.8%
• By 2075: 481,765 · -11.9%
• By 2100: 432,265 · -20.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2% Asian 2%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Summit

• 2024 margin: Lean D (+7.0) · D 53.0% · R 46.0%
• 2008→2024 swing: -9.6pp toward R · 2008: 16.6pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+9.6 2016: D+8.2 2012: D+14.8 2008: D+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -218.69%
• Current HPI: 215.4995
• Rent YoY: ▲ 0.82%
• 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

+151.8% since first listed

15 events — show timeline

• 2026-05-19 Relisted — MLSNOW
• 2026-04-19 Pending — MLSNOW
• 2026-04-09 Listed $339,900 MLSNOW
• 2021-10-05 Pending — MLSNOW
• 2021-10-04 Relisted — MLSNOW
• 2021-10-03 Listing Removed — MLSNOW
• 2021-09-30 Listing Removed — MLSNOW
• 2021-09-14 Relisted — MLSNOW
• 2021-08-30 Pending — MLSNOW
• 2021-07-26 Price Changed $319,900 MLSNOW
• 2021-07-02 Relisted — MLSNOW
• 2021-06-26 Pending — MLSNOW
• 2021-06-23 Listed $329,900 MLSNOW
• 2006-04-27 Sold (Public Records) $200,000 Public Records
• 1995-06-30 Sold (Public Records) $135,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $6,959 · +0.4% YoY. Source: county tax records.