1055 Kerns Dr NE · Wilkshire Hills, OH 44612

$214,900

4 bd · 2.0 ba · 1,664 sqft · MultiFamily public records · 4 Days on market

Built 1980 0.40 ac lot

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• DSCR +3.7/10.0
• 1% rule +3.3/10.0
• 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

Opportunity knocks! Brick ranch side by side duplex in beautiful Bolivar. Each unit has 2 bedrooms and a 1 car attached garage. Unit B features 2 full baths. Well maintained with many updates including flooring, heat pump, furnace, thermostat, gutters, downspouts, and ground drains. Cement driveway with extra parking. Convenient location close to interstate, shopping, and restaurants.

Key facts

• Cement driveway
• Convenient location
• Brick ranch duplex

Tags

• BRICK RANCH DUPLEX
• CEMENT DRIVEWAY
• CONVENIENT LOCATION

Property features AI

Finance

• Financial info: Owner pays all utilities, grounds care, snow removal, and trash collection

Exterior

• Parking: Attached 2-car garage; Driveway parking; Paved surfaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Brick construction; Asphalt roof
• Construction: Built (year per public records); Brick exterior; Asphalt roof; Full basement foundation
• Exterior features: Lot approximately 0.4 acres

Interior

• Bedrooms: Total of 8 rooms (bedrooms and living areas combined)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $-29 ($-353/yr) — negative. Per door: $-15/mo.
• To cash-flow at today's rent, offer at most $210k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (17.4% below list).
• Recommended offer: $177k (17.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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.
• Market conditions: 26 active listings in the ZIP; solid renter incomes; 244 units permitted in Tuscarawas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $46k; list at $215k implies a 367% gain — meaningful room to come down on a strong offer.

Recommended offer $177,400 (17.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-36,704
• Equity at exit: $32,042

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-34,402
• Equity at exit: $18,581

Cash invested: $60,172 (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: 20.2×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$214 /mo · $2,573/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-29

Break-even live

Break-even rent $1,811

Max offer price $209,700

Occupancy floor 97%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$1,774
Total (2 units)			$1,774

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-16
   status $214,900 Pending 4 DOM
2. 2026-06-16
   days on market $214,900 Active 4 DOM
3. 2026-06-15
   days on market $214,900 Active 3 DOM
4. 2026-06-13
   remarks 388-char remark
5. 2026-06-13
   listed $214,900 Active 1 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: $2,573 · $214/mo
• Projected year-2 tax: $2,963 · $247/mo
• Expected delta: +$390/yr (+$32/mo · 15.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,288
• − Mortgage interest: −$12,038
• − Property taxes: −$2,573
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$6,252
• Taxable loss: −$4,055
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $620/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

+367.2% since first listed

2 events — show timeline

• 2026-06-11 Listed $214,900 MLSNOW
• 1997-07-11 Sold (Public Records) $46,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,573 · +25.9% YoY. Source: county tax records.