7398 Shisler St NE · Middlebranch, OH 44721

$122,500

3 bd · 1.5 ba · 1,188 sqft · SingleFamily public records · 20 Days on market

Built 1979 0.33 ac lot $103/sqft · 56% below area

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +5.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brick and vinyl Split Level located in Winchester Hills. Living room with bow window. Kitchen with eating area. Family room with fireplace. Three bedrooms and 2 full bathrooms. Attached 2 car garage and concrete driveway. Backyard with shed. Seller will not complete any repairs to the subject property, either lender required, or buyer requested. The property is sold in AS-IS condition. Buyer to verify all information. Buyer or buyer's Agent responsible to check with Building, Zoning, EPA, DEA, Tax Department or any other requirement for intended use. Buyer to pay for all inspections. Subject to clear title.

Key facts

• Shed
• Eating area
• Backyard

Tags

• BOW WINDOW
• EATING AREA
• FIREPLACE
• BACKYARD
• SHED

Property features AI

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Utilities: Public sewer; Well water
• Home design: Fixer condition; Above-grade finished living area approximately 1,188
• Construction: Brick and vinyl siding exterior; Asphalt/fiberglass roof
• Exterior features: Shed on property

Interior

• Bedrooms: Total rooms: 7
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Partial unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $121k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Plain Local (suburban): math 61% / reading 69% proficiency, ranked #216 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Charles L Warstler Elementary School (math 72% / reading 62%, grade B+, #456 of 1,584 statewide, top 31%, 295 students, 50% FRL); Oakwood Middle School (math 58% / reading 66%, grade B+, #242 of 654 statewide, top 38%, 940 students, 43% FRL); Glenoak High School (math 29% / reading 69%, grade D, #422 of 781 statewide, top 54%, 2,067 students, 37% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 71 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $847 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

• It's been on market 20 days — a 2% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $120,662 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 6.7

CMA / ARV

• ARV (median comp): $275,887
• List price: $122,500
• Delta: -55.60%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,137
• Equity at exit: $18,265

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $14,748
• Equity at exit: $10,592

Cash invested: $34,300 (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 44721

• Active inventory: 71
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$642
• Tax from tax record: −$277 /mo · $3,325/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $229

Break-even live

Break-even rent $1,229

Max offer price $122,500

Occupancy floor 80%

Sensitivity live

Price	-10% $299	-5% $264	+0% $229	+5% $195	+10% $160
Rent	-10% $109	-5% $169	+0% $229	+5% $289	+10% $349
Rate	-1.0pp $291	-0.5pp $261	base $229	+0.5pp $198	+1.0pp $165

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6525 Blossomwood Cir NE Canton, OH	2.0	1.5	1400	$1,695	$1.21	15d	1	0.99mi
2525 Zircon St NE Canton, OH	3.0	1.0	923	$1,350	$1.46	15d	1	1.46mi
2525 Zircon St NE Unit 2525 Canton, OH	3.0	1.0	890	$1,400	$1.57	22d	1	1.46mi

Listing history 2 events

1. 2026-05-14
   status Pending 614-char remark
2. 2026-04-23
   listed $122,500 Active 614-char remark

ⓘ 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: $3,325 · $277/mo
• Projected year-2 tax: $3,325 · $277/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 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: $18,228
• − Mortgage interest: −$6,862
• − Property taxes: −$3,325
• − Insurance: −$612
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$3,564
• Taxable income: $948
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $2,526/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: Plain Local
• NCES district ID: 3904993
• Math proficiency: 61% ▼ -13.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $48,337
• Composite: 55.04/100
• National rank: #1293
• State rank: #216 of 656 in OH

Livability — Middlebranch

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

Census & demographics

• County: Stark · 366,688 people
• City population: 650
• Metro: Canton-Massillon, OH
• Population (ZIP): 13,722
• Household income: $95,199
• Rent vs Own: 11.6% rent · 88.4% own
• Severe rent burden: 8.7

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 (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 3% Black 2%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 3%
• Foreign-born: 2%
• Languages at home: 98% English-only · 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: ▼ -147.35%
• Current HPI: 226.5841
• 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

+6.1% since first listed

3 events — show timeline

• 2026-06-02 Sold (MLS) $130,000 MLSNOW
• 2026-05-14 Pending — MLSNOW
• 2026-04-23 Listed $122,500 MLSNOW

Property tax history

+2.8%/yr

Latest (2024): $3,325 · +13.6% YoY. Source: county tax records.