5381 Portage St NW · Canton, OH 44720

$249,900

4 bd · 2.0 ba · 1,728 sqft · MultiFamily public records · 5 Days on market

Built 1974 0.37 ac lot Est $297k · 16% 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 +19.7/30.0
• ARV discount +14.7/15.0
• Schools +6.7/10.0
• DSCR +6.2/10.0
• 1% rule +5.0/10.0
• Livability +3.6/5.0
• 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: 2 units. confirmed

Listing remarks

Solid investment opportunity in sought after Jackson Local Schools! This all brick duplex offers strong income potential for investors or owner-occupants alike. Each unit features 2 bedrooms, 1 full bath, an eat-in applianced kitchen, full basement with laundry, and a one-car attached garage. Plenty of additional parking plus a large backyard providing ample outdoor space for tenants to enjoy. One unit is vacant and move-in ready for a new renter, while the second unit is currently occupied on a month-to-month lease, offering flexibility for future rental adjustments or owner occupancy. Well-maintained duplex with great long-term investment potential in a desirable location!

Key facts

• Move-in ready
• Large backyard
• Full basement

Tags

• INVESTMENT OPPORTUNITY
• STRONG INCOME POTENTIAL
• EAT-IN APPLIANCED KITCHEN
• FULL BASEMENT
• LARGE BACKYARD
• MOVE-IN READY

Property features AI

Finance

• Financial info: Owner pays grounds care and sewer; Tenants pay cable TV, heat, and internet; One unit shown with current rent of $860 and listed as leased

Exterior

• Parking: Attached 2-car garage; Driveway parking
• Utilities: Public sewer; Well water
• Home design: Single-story building; One building on the lot
• Construction: Built (year per public records); Asphalt/fiberglass roof; Brick construction
• Exterior features: Brick exterior

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Eat-in kitchen
• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms (one per unit)
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Double-pane windows; Ceiling fans; Eat-in kitchen; Full basement
• Laundry & utility: Laundry area on lower level

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive. Per door: $146/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.7% 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.
• Jackson Local (suburban): math 75% / reading 78% proficiency, ranked #67 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 226 active listings in the ZIP; solid renter incomes; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 36% of the median local income ($83k/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 $7k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $250k implies a 212% gain — meaningful room to come down on a strong offer.

Recommended offer $249,900

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 1974 — 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. 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?
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $297,216
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5381 Portage St NW	0.00mi	4/2.0	1,728 (0%)	0mo	$249,900	$145	100
5415 Huckleberry St NW	0.49mi	4/2.0	1,512 (-12%)	6mo	$260,000	$172	51

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.61×
• Total profit: $-27,237
• Equity at exit: $37,261

10-year hold

• IRR: -5.0%
• Equity multiple: 0.70×
• Total profit: $-20,835
• Equity at exit: $21,607

Cash invested: $69,972 (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: 16.6×

Monthly cashflow live

• Estimated rent: $2,511 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$277 /mo · $3,318/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $293

Break-even live

Break-even rent $2,141

Max offer price $249,900

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,510
Total (2 units)			$2,511

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-02
   status $249,900 Pending 5 DOM
2. 2026-06-01
   days on market $249,900 Active 5 DOM
3. 2026-05-31
   days on market $249,900 Active 4 DOM
4. 2026-05-30
   days on market $249,900 Active 3 DOM
5. 2026-05-27
   listed $249,900 Active
6. 1990-01-19
   soldstatus $80,000

ⓘ 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: $3,318 · $277/mo
• Projected year-2 tax: $3,608 · $301/mo
• Expected delta: +$290/yr (+$24/mo · 8.7%)

ⓘ 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: $30,132
• − Mortgage interest: −$13,998
• − Property taxes: −$3,318
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$7,270
• Taxable loss: −$525
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $3,636/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: Jackson Local
• NCES district ID: 3904985
• Math proficiency: 75% ▼ -9.00%
• Reading proficiency: 78% ▼ -5.00%
• Median HH income: $69,171
• Composite: 66.58/100
• National rank: #416
• State rank: #67 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): 39,851
• Household income: $82,594
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1068.0

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 (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 · 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: ▼ -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

+212.4% since first listed

2 events — show timeline

• 2026-05-27 Listed $249,900 MLSNOW
• 1990-01-19 Sold (Public Records) $80,000 Public Records

Property tax history

+2.8%/yr

Latest (2024): $3,318 · +4.8% YoY. Source: county tax records.