3029 7th St SW · Canton, OH 44710

$125,000

3 bd · 2.5 ba · 1,192 sqft · MultiFamily public records · 111 Days on market

Built 1919 3,223 sqft lot $105/sqft · 37% above area Est $91k · 37% 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 +9.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• 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

BACK ON MARKET AT NO FAULT OF HOME!!! Excellent opportunity to own a cash-flowing duplex with built-in upside! This property is FULLY Occupied and would be a great value add for investors looking to maximize returns. Property generates $1730/mo! This property offers two separate living spaces, individual entrances, and functional layouts in both units. Units are Metered Seperately! Conveniently located near local amenities, Aultman Hospital, schools, shopping, and major routes. A versatile property with strong income potential and flexibility for a variety of buyer types. No Showings until accepted offer.

Key facts

• Vacant lower unit
• Individual entrances
• Cash-flowing duplex

Tags

• CASH-FLOWING DUPLEX
• TENANT-OCCUPIED UPPER UNIT
• VACANT LOWER UNIT
• TWO SEPARATE LIVING SPACES
• INDIVIDUAL ENTRANCES
• FUNCTIONAL LAYOUTS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive. Per door: $302/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 4.9% 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.
• Zoned schools: Cedar Elementary School (math 15% / reading 18%, grade F, #1,363 of 1,584 statewide, top 86%, 399 students, 0% FRL); Crenshaw Middle School (math 10% / reading 19%, grade F, #630 of 654 statewide, top 97%, 774 students, 0% FRL); Mckinley High School (math 8% / reading 29%, grade F, #683 of 781 statewide, top 88%, 2,154 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 48 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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 1919 — 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. 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?
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: 1.41% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.72%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (median comp): $91,099
• List price: $125,000
• Delta: 37.21%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.1%
• Equity multiple: 1.52×
• Total profit: $18,217
• Equity at exit: $18,638

10-year hold

• IRR: 21.9%
• Equity multiple: 2.87×
• Total profit: $65,342
• Equity at exit: $10,808

Cash invested: $35,000 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$656
• Tax from tax record: −$78 /mo · $931/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $604

Break-even live

Break-even rent $994

Max offer price $125,000

Occupancy floor 61%

Sensitivity live

Price	-10% $675	-5% $640	+0% $604	+5% $569	+10% $534
Rent	-10% $465	-5% $535	+0% $604	+5% $674	+10% $743
Rate	-1.0pp $667	-0.5pp $636	base $604	+0.5pp $572	+1.0pp $539

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,758
Total (2 units)			$1,759

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	15d	1	0.22mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	23d	1	0.28mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	45d	1	0.49mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	15d	1	0.53mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	45d	1	0.54mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	45d	1	0.58mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	23d	1	0.58mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	15d	1	0.60mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	23d	1	0.62mi
521 Columbus Ave NW Unit 2 Canton, OH	2.0	1.0	900	$875	$0.97	45d	1	0.65mi
521 Columbus Ave NW Canton, OH	2.0	1.0	900	$775	$0.86	23d	1	0.65mi
2525 6th St NW Unit NA Canton, OH	2.0	1.0	950	$700	$0.74	45d	1	0.68mi
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	45d	1	0.85mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	23d	1	0.86mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	23d	1	0.86mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	23d	1	0.88mi
1520 Bryan Ave SW Canton, OH	3.0	1.0	1040	$1,100	$1.06	45d	1	1.02mi
1380 Garfield Ave SW Canton, OH	2.0	1.0	1212	$995	$0.82	23d	1	1.12mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	45d	1	1.28mi
1507 Stark Ave SW Canton, OH	3.0	1.0	1188	$975	$0.82	45d	1	1.32mi
1511 Stark Ave SW Canton, OH	2.0	1.0	992	$900	$0.91	45d	1	1.32mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	15d	20	1.39mi

Listing history 48 events

1. 2026-06-21
   days on market $125,000 Active 111 DOM
2. 2026-06-18
   days on market $125,000 Active 108 DOM
3. 2026-06-17
   days on market $125,000 Active 107 DOM
4. 2026-06-16
   days on market $125,000 Active 106 DOM
5. 2026-06-15
   days on market $125,000 Active 105 DOM
6. 2026-06-14
   days on market $125,000 Active 103 DOM
7. 2026-06-13
   days on market $125,000 Active 102 DOM
8. 2026-06-10
   days on market $125,000 Active 100 DOM
9. 2026-06-09
   days on market $125,000 Active 99 DOM
10. 2026-06-08
    days on market $125,000 Active 98 DOM
11. 2026-06-07
    days on market $125,000 Active 97 DOM
12. 2026-06-05
    days on market $125,000 Active 94 DOM
13. 2026-06-03
    days on market $125,000 Active 93 DOM
14. 2026-06-02
    days on market $125,000 Active 92 DOM
15. 2026-06-01
    days on market $125,000 Active 91 DOM
16. 2026-05-31
    days on market $125,000 Active 90 DOM
17. 2026-05-30
    days on market $125,000 Active 89 DOM
18. 2026-04-14
    status Active 612-char remark

    Show marketing remark (612 chars)

    BACK ON MARKET AT NO FAULT OF HOME!!! Excellent opportunity to own a cash-flowing duplex with built-in upside! This property is FULLY Occupied and would be a great value add for investors looking to maximize returns. Property generates $1730/mo! This property offers two separate living spaces, individual entrances, and functional layouts in both units. Units are Metered Seperately! Conveniently located near local amenities, Aultman Hospital, schools, shopping, and major routes. A versatile property with strong income potential and flexibility for a variety of buyer types. No Showings until accepted offer.

19. 2026-03-30
    status Pending 612-char remark

    Show marketing remark (612 chars)

    BACK ON MARKET AT NO FAULT OF HOME!!! Excellent opportunity to own a cash-flowing duplex with built-in upside! This property is FULLY Occupied and would be a great value add for investors looking to maximize returns. Property generates $1730/mo! This property offers two separate living spaces, individual entrances, and functional layouts in both units. Units are Metered Seperately! Conveniently located near local amenities, Aultman Hospital, schools, shopping, and major routes. A versatile property with strong income potential and flexibility for a variety of buyer types. No Showings until accepted offer.

20. 2026-02-21
    status Active 612-char remark

    Show marketing remark (612 chars)

    BACK ON MARKET AT NO FAULT OF HOME!!! Excellent opportunity to own a cash-flowing duplex with built-in upside! This property is FULLY Occupied and would be a great value add for investors looking to maximize returns. Property generates $1730/mo! This property offers two separate living spaces, individual entrances, and functional layouts in both units. Units are Metered Seperately! Conveniently located near local amenities, Aultman Hospital, schools, shopping, and major routes. A versatile property with strong income potential and flexibility for a variety of buyer types. No Showings until accepted offer.

21. 2026-02-10
    status Pending 612-char remark

    Show marketing remark (612 chars)

    BACK ON MARKET AT NO FAULT OF HOME!!! Excellent opportunity to own a cash-flowing duplex with built-in upside! This property is FULLY Occupied and would be a great value add for investors looking to maximize returns. Property generates $1730/mo! This property offers two separate living spaces, individual entrances, and functional layouts in both units. Units are Metered Seperately! Conveniently located near local amenities, Aultman Hospital, schools, shopping, and major routes. A versatile property with strong income potential and flexibility for a variety of buyer types. No Showings until accepted offer.

22. 2026-02-05
    listed $125,000 Active 612-char remark

    Show marketing remark (612 chars)

    BACK ON MARKET AT NO FAULT OF HOME!!! Excellent opportunity to own a cash-flowing duplex with built-in upside! This property is FULLY Occupied and would be a great value add for investors looking to maximize returns. Property generates $1730/mo! This property offers two separate living spaces, individual entrances, and functional layouts in both units. Units are Metered Seperately! Conveniently located near local amenities, Aultman Hospital, schools, shopping, and major routes. A versatile property with strong income potential and flexibility for a variety of buyer types. No Showings until accepted offer.

23. 2026-01-02
    historical
24. 2025-12-10
    status Active
25. 2025-12-08
    status Pending
26. 2025-11-19
    status Pending
27. 2025-11-19
    historical
28. 2025-10-31
    price $120,000
29. 2025-09-11
    status Active
30. 2025-06-09
    status Pending
31. 2025-06-04
    listed $139,900 Active
32. 2025-06-02
    historical
33. 2025-04-02
    price $90,000
34. 2025-03-21
    price $100,000
35. 2025-02-21
    listed $110,000 Active
36. 2024-09-14
    historical
37. 2024-08-13
    status Active
38. 2024-08-04
    status Pending
39. 2024-07-29
    listed $99,900 Active
40. 2021-09-29
    historical
41. 2021-08-13
    price $79,900
42. 2021-08-11
    listed $89,900 Active
43. 2021-08-11
    historical
44. 2021-06-24
    status Active
45. 2021-06-16
    status Pending
46. 2021-06-11
    price $89,900
47. 2021-04-20
    price $99,900
48. 2021-03-18
    listed $109,900 Active

ⓘ 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: $931 · $78/mo
• Projected year-2 tax: $1,441 · $120/mo
• Expected delta: +$509/yr (+$42/mo · 54.7%)

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

Taxation est. · year 1

• Rental income: $21,108
• − Mortgage interest: −$7,002
• − Property taxes: −$931
• − Insurance: −$625
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$3,636
• Taxable income: $5,536
• Est. tax owed @ 24.0%: −$1,329
• After-tax cash flow: $5,924/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

+13.7% since first listed

31 events — show timeline

• 2026-04-14 Relisted — MLSNOW
• 2026-03-30 Pending — MLSNOW
• 2026-02-21 Relisted — MLSNOW
• 2026-02-10 Pending — MLSNOW
• 2026-02-05 Listed $125,000 MLSNOW
• 2026-01-02 Listing Removed — MLSNOW
• 2025-12-10 Relisted — MLSNOW
• 2025-12-08 Pending — MLSNOW
• 2025-11-19 Pending — MLSNOW
• 2025-11-19 Listing Removed — MLSNOW
• 2025-10-31 Price Changed $120,000 MLSNOW
• 2025-09-11 Relisted — MLSNOW
• 2025-06-09 Pending — MLSNOW
• 2025-06-04 Listed $139,900 MLSNOW
• 2025-06-02 Listing Removed — MLSNOW
• 2025-04-02 Price Changed $90,000 MLSNOW
• 2025-03-21 Price Changed $100,000 MLSNOW
• 2025-02-21 Listed $110,000 MLSNOW
• 2024-09-14 Listing Removed — MLSNOW
• 2024-08-13 Relisted — MLSNOW
• 2024-08-04 Pending — MLSNOW
• 2024-07-29 Listed $99,900 MLSNOW
• 2021-09-29 Listing Removed — MLSNOW
• 2021-08-13 Price Changed $79,900 MLSNOW
• 2021-08-11 Listing Removed — MLSNOW
• 2021-08-11 Listed $89,900 MLSNOW
• 2021-06-24 Relisted — MLSNOW
• 2021-06-16 Pending — MLSNOW
• 2021-06-11 Price Changed $89,900 MLSNOW
• 2021-04-20 Price Changed $99,900 MLSNOW
• 2021-03-18 Listed $109,900 MLSNOW

Property tax history

+1.7%/yr

Latest (2024): $931 · +6.0% YoY. Source: county tax records.