1301 Wertz Ave SW · Canton, OH 44710

$89,900

2 bd · 2.0 ba · 1,856 sqft · MultiFamily public records · 52 Days on market

Built 1914 7,261 sqft lot $48/sqft · 22% below area Est $115k · 22% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Investor special with strong income potential and flexible layout! This duplex can be operated as two units or converted into a 4BR/2BA single-family rental. The downstairs 1BR/1BA is nearly fully renovated and move-in ready, featuring a gas stove hookup and basement access with laundry hookups ideal for immediate occupancy or rental income. Upstairs offers a 2BR/1BA with walk-up attic; much of the flooring is installed, and remaining materials convey, allowing you to finish and add value. Property includes two electrical meters, one gas meter with an additional hookup available for separation. Situated on a fully fenced, oversized lot with a two-car garage, directly across from a brand-new school - an attractive feature for future tenants. Excellent opportunity for cash flow, house hacking, or value add investing!

Key facts

• Basement access
• Downstairs unit
• Income potential

Tags

• DUPLEX OPPORTUNITY
• INCOME POTENTIAL
• SEPARATE UNITS
• DOWNSTAIRS UNIT
• BASEMENT ACCESS
• LAUNDRY HOOKUPS

Property features AI

Exterior

• Parking: Oversized garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: 2 stories; Aluminum siding; Shingle roof; Block foundation
• Construction: Built (year per public records); Aluminum siding construction; Shingle roof; Block foundation
• Exterior features: Awning(s); Balcony; Porch; Chain-link fence

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas heating; Wood-burning fireplace (1)
• Interior features: Ceiling fans; His and hers closets; Multiple closets; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $90k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: 48 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 45% of the median local income ($47k/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 $622 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $90k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.96% ✓
• Cap rate: 16.61%
• Cash-on-cash: 36.86%
• DSCR: 2.64
• GRM: 4.3

CMA / ARV

• ARV (median comp): $115,243
• List price: $89,900
• Delta: -21.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 Maryland Ave SW	0.35mi	2/2.0	1,588 (-14%)	6mo	$73,000	$46	55
1001 Harrison Ave SW	0.61mi	3/2.0 (+1)	1,688 (-9%)	7mo	$126,000	$75	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 2.38×
• Total profit: $34,701
• Equity at exit: $13,404

10-year hold

• IRR: 39.7%
• Equity multiple: 4.72×
• Total profit: $93,723
• Equity at exit: $7,773

Cash invested: $25,172 (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 44710

• Active inventory: 48
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$471
• Tax from tax record: −$107 /mo · $1,281/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $773

Break-even live

Break-even rent $779

Max offer price $89,900

Occupancy floor 51%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$836
1× unit	2	1	$922
Total (2 units)			$1,758

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	13d	1	0.41mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	13d	1	0.49mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	43d	1	0.85mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	21d	1	1.39mi

Listing history 21 events

1. 2026-06-18
   price $89,900 Active 52 DOM

   Show marketing remark (826 chars)

   Investor special with strong income potential and flexible layout! This duplex can be operated as two units or converted into a 4BR/2BA single-family rental. The downstairs 1BR/1BA is nearly fully renovated and move-in ready, featuring a gas stove hookup and basement access with laundry hookups ideal for immediate occupancy or rental income. Upstairs offers a 2BR/1BA with walk-up attic; much of the flooring is installed, and remaining materials convey, allowing you to finish and add value. Property includes two electrical meters, one gas meter with an additional hookup available for separation. Situated on a fully fenced, oversized lot with a two-car garage, directly across from a brand-new school - an attractive feature for future tenants. Excellent opportunity for cash flow, house hacking, or value add investing!

2. 2026-06-18
   days on market $99,900 Active 52 DOM

   Show marketing remark (826 chars)

   Investor special with strong income potential and flexible layout! This duplex can be operated as two units or converted into a 4BR/2BA single-family rental. The downstairs 1BR/1BA is nearly fully renovated and move-in ready, featuring a gas stove hookup and basement access with laundry hookups ideal for immediate occupancy or rental income. Upstairs offers a 2BR/1BA with walk-up attic; much of the flooring is installed, and remaining materials convey, allowing you to finish and add value. Property includes two electrical meters, one gas meter with an additional hookup available for separation. Situated on a fully fenced, oversized lot with a two-car garage, directly across from a brand-new school - an attractive feature for future tenants. Excellent opportunity for cash flow, house hacking, or value add investing!

3. 2026-06-17
   status $99,900 Active 51 DOM

   Show marketing remark (826 chars)

   Investor special with strong income potential and flexible layout! This duplex can be operated as two units or converted into a 4BR/2BA single-family rental. The downstairs 1BR/1BA is nearly fully renovated and move-in ready, featuring a gas stove hookup and basement access with laundry hookups ideal for immediate occupancy or rental income. Upstairs offers a 2BR/1BA with walk-up attic; much of the flooring is installed, and remaining materials convey, allowing you to finish and add value. Property includes two electrical meters, one gas meter with an additional hookup available for separation. Situated on a fully fenced, oversized lot with a two-car garage, directly across from a brand-new school - an attractive feature for future tenants. Excellent opportunity for cash flow, house hacking, or value add investing!

4. 2026-06-17
   days on market $99,900 Contingent 51 DOM

   Show marketing remark (826 chars)

   Investor special with strong income potential and flexible layout! This duplex can be operated as two units or converted into a 4BR/2BA single-family rental. The downstairs 1BR/1BA is nearly fully renovated and move-in ready, featuring a gas stove hookup and basement access with laundry hookups ideal for immediate occupancy or rental income. Upstairs offers a 2BR/1BA with walk-up attic; much of the flooring is installed, and remaining materials convey, allowing you to finish and add value. Property includes two electrical meters, one gas meter with an additional hookup available for separation. Situated on a fully fenced, oversized lot with a two-car garage, directly across from a brand-new school - an attractive feature for future tenants. Excellent opportunity for cash flow, house hacking, or value add investing!

5. 2026-06-16
   days on market $99,900 Contingent 50 DOM
6. 2026-06-15
   days on market $99,900 Contingent 49 DOM
7. 2026-06-14
   days on market $99,900 Contingent 47 DOM
8. 2026-06-13
   days on market $99,900 Contingent 46 DOM
9. 2026-06-10
   days on market $99,900 Contingent 44 DOM
10. 2026-06-09
    days on market $99,900 Contingent 43 DOM
11. 2026-06-08
    days on market $99,900 Contingent 42 DOM
12. 2026-06-07
    days on market $99,900 Contingent 41 DOM
13. 2026-06-05
    days on market $99,900 Contingent 38 DOM
14. 2026-06-03
    days on market $99,900 Contingent 37 DOM
15. 2026-06-02
    days on market $99,900 Contingent 36 DOM
16. 2026-06-01
    days on market $99,900 Contingent 35 DOM
17. 2026-05-31
    days on market $99,900 Contingent 34 DOM
18. 2026-05-30
    days on market $99,900 Contingent 33 DOM
19. 2026-04-26
    listed $99,900 Active 826-char remark

    Show marketing remark (826 chars)

    Investor special with strong income potential and flexible layout! This duplex can be operated as two units or converted into a 4BR/2BA single-family rental. The downstairs 1BR/1BA is nearly fully renovated and move-in ready, featuring a gas stove hookup and basement access with laundry hookups ideal for immediate occupancy or rental income. Upstairs offers a 2BR/1BA with walk-up attic; much of the flooring is installed, and remaining materials convey, allowing you to finish and add value. Property includes two electrical meters, one gas meter with an additional hookup available for separation. Situated on a fully fenced, oversized lot with a two-car garage, directly across from a brand-new school - an attractive feature for future tenants. Excellent opportunity for cash flow, house hacking, or value add investing!

20. 2026-04-26
    listed $99,900 Active 1333-char remark

    Show marketing remark (826 chars)

    Investor special with strong income potential and flexible layout! This duplex can be operated as two units or converted into a 4BR/2BA single-family rental. The downstairs 1BR/1BA is nearly fully renovated and move-in ready, featuring a gas stove hookup and basement access with laundry hookups ideal for immediate occupancy or rental income. Upstairs offers a 2BR/1BA with walk-up attic; much of the flooring is installed, and remaining materials convey, allowing you to finish and add value. Property includes two electrical meters, one gas meter with an additional hookup available for separation. Situated on a fully fenced, oversized lot with a two-car garage, directly across from a brand-new school - an attractive feature for future tenants. Excellent opportunity for cash flow, house hacking, or value add investing!

21. 2005-01-05
    soldstatus $41,500

ⓘ 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: $1,281 · $107/mo
• Projected year-2 tax: $1,341 · $112/mo
• Expected delta: +$61/yr (+$5/mo · 4.8%)

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

Taxation est. · year 1

• Rental income: $21,096
• − Mortgage interest: −$5,036
• − Property taxes: −$1,281
• − Insurance: −$450
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$2,615
• Taxable income: $8,340
• Est. tax owed @ 24.0%: −$2,001
• After-tax cash flow: $7,277/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): 9,067
• Household income: $47,305
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 444.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 16% Two or more races 6% Hispanic / Latino 1% Asian 1%
• Common ancestry: Italian 6% Lithuanian 4% Romanian 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -118.74%
• Current HPI: 177.4476
• Rent YoY: —
• 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

+116.6% since first listed

11 events — show timeline

• 2026-06-18 Price Changed $89,900 MLSNOW
• 2026-06-18 Price Changed $89,900 MLSNOW
• 2026-06-17 Relisted — MLSNOW
• 2026-06-17 Relisted — MLSNOW
• 2026-05-20 Contingent — MLSNOW
• 2026-05-20 Contingent — MLSNOW
• 2026-05-20 Pending — MLSNOW
• 2026-05-20 Pending — MLSNOW
• 2026-04-26 Listed $99,900 MLSNOW
• 2026-04-26 Listed $99,900 MLSNOW
• 2005-01-05 Sold (Public Records) $41,500 Public Records

Property tax history

+0.6%/yr

Latest (2024): $1,281 · -8.4% YoY. Source: county tax records.