289 2nd St NW · Carrollton, OH 44615

$123,500

4 bd · 2.0 ba · 1,968 sqft · MultiFamily public records · 78 Days on market

Built 1900 4,356 sqft lot $63/sqft · 10% above area Est $112k · 10% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• ARV discount +2.9/15.0
• Rent growth +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 MLS

Updated 2 Story Duplex in Carrollton! The second floor has two bedrooms and one full bath. The main level has three bedrooms and one full bath with a long-term tenant. This tenant pays $625 month, and gets a $20 credit monthly for doing the mowing. The full basement is accessible to both units with separate utilities and 2 laundry areas. Updates include vinyl siding, replacement windows, metal, and shingle roofing about five years ago. High eff. gas furnaces in 2014, chimney liner in 2018. Separate central air units. Transfers with real estate: 2 Stoves, 2 Refrigerators, a second-level microwave, and 2 sets of washer/dryer. Second Level recently vacated and remodeled, clean and ready for your tenant.

Key facts

• Separate utilities
• Metal roofing
• Full basement

Tags

• FULL BASEMENT
• SEPARATE UTILITIES
• 2 LAUNDRY AREAS
• VINYL SIDING
• REPLACEMENT WINDOWS
• METAL ROOFING

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $124k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive. Per door: $245/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $116k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 4.7% in Carrollton — 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 80/100 on livability (#131 in OH, #1,863 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Carrollton Exempted Village (town): math 46% / reading 58% proficiency, ranked #419 of 656 in OH (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 43 active listings in the ZIP; 2 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($66k/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 $854 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carroll County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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 $95k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,090 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.98%
• DSCR: 1.76
• GRM: 6.2

CMA / ARV

• ARV (median comp): $111,959
• List price: $123,500
• Delta: 10.31%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.2%
• Equity multiple: 1.32×
• Total profit: $11,158
• Equity at exit: $18,414

10-year hold

• IRR: 17.5%
• Equity multiple: 2.44×
• Total profit: $49,868
• Equity at exit: $10,678

Cash invested: $34,580 (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 44615

• Active inventory: 43
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$648
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $489

Break-even live

Break-even rent $1,041

Max offer price $123,500

Occupancy floor 66%

Sensitivity live

Price	-10% $559	-5% $524	+0% $489	+5% $454	+10% $419
Rent	-10% $358	-5% $424	+0% $489	+5% $555	+10% $620
Rate	-1.0pp $552	-0.5pp $521	base $489	+0.5pp $457	+1.0pp $425

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,660
Total (2 units)			$1,660

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: $30,875
• Closing costs: $3,705
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-12
   statusdays on market $123,500 Pending 78 DOM
2. 2026-06-09
   days on market $123,500 Contingent 77 DOM
3. 2026-06-08
   days on market $123,500 Contingent 76 DOM
4. 2026-06-07
   days on market $123,500 Contingent 75 DOM
5. 2026-06-07
   days on market $123,500 Contingent 74 DOM
6. 2026-06-04
   days on market $123,500 Contingent 71 DOM
7. 2026-06-02
   days on market $123,500 Contingent 70 DOM
8. 2026-06-01
   days on market $123,500 Contingent 69 DOM
9. 2026-05-31
   days on market $123,500 Contingent 68 DOM
10. 2026-05-08
    historical Contingent 710-char remark

    Show marketing remark (710 chars)

    Updated 2 Story Duplex in Carrollton! The second floor has two bedrooms and one full bath. The main level has three bedrooms and one full bath with a long-term tenant. This tenant pays $625 month, and gets a $20 credit monthly for doing the mowing. The full basement is accessible to both units with separate utilities and 2 laundry areas. Updates include vinyl siding, replacement windows, metal, and shingle roofing about five years ago. High eff. gas furnaces in 2014, chimney liner in 2018. Separate central air units. Transfers with real estate: 2 Stoves, 2 Refrigerators, a second-level microwave, and 2 sets of washer/dryer. Second Level recently vacated and remodeled, clean and ready for your tenant.

11. 2026-03-24
    listed $123,500 Active 710-char remark

    Show marketing remark (710 chars)

    Updated 2 Story Duplex in Carrollton! The second floor has two bedrooms and one full bath. The main level has three bedrooms and one full bath with a long-term tenant. This tenant pays $625 month, and gets a $20 credit monthly for doing the mowing. The full basement is accessible to both units with separate utilities and 2 laundry areas. Updates include vinyl siding, replacement windows, metal, and shingle roofing about five years ago. High eff. gas furnaces in 2014, chimney liner in 2018. Separate central air units. Transfers with real estate: 2 Stoves, 2 Refrigerators, a second-level microwave, and 2 sets of washer/dryer. Second Level recently vacated and remodeled, clean and ready for your tenant.

12. 2025-06-16
    historical
13. 2025-01-12
    listed $118,500 Active
14. 2021-09-01
    soldstatus $95,000
15. 2020-11-09
    historical
16. 2020-08-24
    price $104,900
17. 2020-07-09
    listed $116,900 Active
18. 2016-02-08
    soldstatus $70,000
19. 2016-02-05
    soldstatus $70,000 Sold
20. 2015-12-04
    status Pending
21. 2015-11-25
    historical Contingent
22. 2015-09-10
    listed $89,900 Active
23. 2015-05-28
    soldstatus $89,900
24. 2014-06-26
    soldstatus $89,900
25. 2014-06-26
    soldstatus $89,900
26. 2014-06-04
    historical
27. 2014-04-29
    listed $99,500
28. 2009-11-16
    soldstatus $55,000
29. 2009-11-13
    soldstatus $55,000
30. 2009-09-24
    listed $56,500
31. 2005-11-18
    soldstatus $59,000
32. 2005-07-07
    historical
33. 2005-06-07
    historical
34. 2005-06-07
    listed $77,000
35. 2005-04-22
    listed $79,000
36. 2004-09-13
    historical
37. 2003-07-09
    listed $87,000
38. 2001-06-11
    soldstatus $72,000
39. 2001-03-22
    soldstatus $32,000

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: +$225/yr (+$19/mo · 15.3%)

ⓘ 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 ≥96°F today · 18 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: $19,920
• − Mortgage interest: −$6,918
• − Property taxes: −$1,476
• − Insurance: −$618
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$3,593
• Taxable income: $4,129
• Est. tax owed @ 24.0%: −$991
• After-tax cash flow: $4,881/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: Carrollton Exempted Village
• NCES district ID: 3904527
• Math proficiency: 46% ▼ -21.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $45,165
• Composite: 43.94/100
• National rank: #2903
• State rank: #419 of 656 in OH

Livability — Carrollton

• Score: 80/100
• State rank: #131
• US rank: #1863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carrollton, OH
• County: Carroll · 27,595 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 9,830
• Household income: $66,391
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 7.5

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 25,766 people
• By 2030: 24,481 · -5.0%
• By 2040: 21,803 · -15.4%
• By 2050: 19,323 · -25.0%
• By 2075: 15,205 · -41.0%
• By 2100: 12,287 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Iranian 3% Romanian 2%
• Foreign-born: 0% · Canada
• Languages at home: 92% English-only · German/W. Germanic 6% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+54.7) · D 22.2% · R 77.0%
• 2008→2024 swing: -49.9pp toward R · 2008: -4.8pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.7 2016: R+46.4 2012: R+13.7 2008: R+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.95%
• Current HPI: 222.0728
• 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

+285.9% since first listed

30 events — show timeline

• 2026-05-08 Contingent — MLSNOW
• 2026-03-24 Listed $123,500 MLSNOW
• 2025-06-16 Listing Removed — MLSNOW
• 2025-01-12 Listed $118,500 MLSNOW
• 2021-09-01 Sold (Public Records) $95,000 Public Records
• 2020-11-09 Listing Removed — MLSNOW
• 2020-08-24 Price Changed $104,900 MLSNOW
• 2020-07-09 Listed $116,900 MLSNOW
• 2016-02-08 Sold (Public Records) $70,000 Public Records
• 2016-02-05 Sold (MLS) $70,000 MLSNOW
• 2015-12-04 Pending — MLSNOW
• 2015-11-25 Contingent — MLSNOW
• 2015-09-10 Listed $89,900 MLSNOW
• 2015-05-28 Sold (Public Records) $89,900 Public Records
• 2014-06-26 Sold (Public Records) $89,900 Public Records
• 2014-06-26 Sold (MLS) $89,900 MLSNOW
• 2014-06-04 Listing Removed — MLSNOW
• 2014-04-29 Listed $99,500 MLSNOW
• 2009-11-16 Sold (Public Records) $55,000 Public Records
• 2009-11-13 Sold (MLS) $55,000 MLSNOW
• 2009-09-24 Listed $56,500 MLSNOW
• 2005-11-18 Sold (Public Records) $59,000 Public Records
• 2005-07-07 Listing Removed — MLSNOW
• 2005-06-07 Listed $77,000 MLSNOW
• 2005-06-07 Listing Removed — MLSNOW
• 2005-04-22 Listed $79,000 MLSNOW
• 2004-09-13 Listing Removed — MLSNOW
• 2003-07-09 Listed $87,000 MLSNOW
• 2001-06-11 Sold (Public Records) $72,000 Public Records
• 2001-03-22 Sold (Public Records) $32,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,476 · +23.0% YoY. Source: county tax records.