44 NW Thomas Blvd NW · Canal Fulton, OH 44647

$69,900

3 bd · 2.0 ba · 1,301 sqft · Manufactured · 8 Days on market

Built 1991 2,265 sqft lot $42/mo HOA · 2% of rent

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, well cared for home with 3 bedrooms, 2 full baths, Screened in porch and a driveway/carport actually able to take more than 3 cars easily. Beautiful brick gas fireplace in the living room. Kitchen has a new Dishwasher and leaving all appliances and washer and dryer. Good size shed. Flowers are perennnials that the owner planted herself. Call me to see this great home.

Key facts

• Laundry room
• Gas fireplace
• Skylight

Tags

• WOODED VIEW
• LARGE SCREEN IN PORCH
• GAS FIREPLACE
• SKYLIGHT
• LAUNDRY ROOM
• LARGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $886 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).

Location & tenants

• Location reads 73/100 on livability (#350 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: employment D, amenities F, commute F.
• Tuslaw Local (rural): math 78% / reading 73% proficiency, ranked #88 of 656 in OH (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 102 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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 $40k; list at $70k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $69,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.48% ✓
• Cap rate: 21.50%
• Cash-on-cash: 54.29%
• DSCR: 3.42
• GRM: 3.4

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: 52.5%
• Equity multiple: 3.30×
• Total profit: $45,099
• Equity at exit: $10,422

10-year hold

• IRR: 57.7%
• Equity multiple: 6.72×
• Total profit: $112,003
• Equity at exit: $6,044

Cash invested: $19,572 (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 44647

• Active inventory: 102
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$29
• HOA: −$42
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $886

Break-even live

Break-even rent $612

Max offer price $69,900

Occupancy floor 44%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4544 Erie Ave NW Unit 1496113P Canal Fulton, OH	3.0	1.0	936	$5,018	$5.36	13d	1	0.94mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: gas

Listing history 6 events

1. 2026-05-15
   listed $69,900 Active
2. 2015-08-20
   soldstatus $40,000 Sold 381-char remark

   Show marketing remark (381 chars)

   Beautiful, well cared for home with 3 bedrooms, 2 full baths, Screened in porch and a driveway/carport actually able to take more than 3 cars easily. Beautiful brick gas fireplace in the living room. Kitchen has a new Dishwasher and leaving all appliances and washer and dryer. Good size shed. Flowers are perennnials that the owner planted herself. Call me to see this great home.

3. 2015-08-15
   status Pending 381-char remark

   Show marketing remark (381 chars)

   Beautiful, well cared for home with 3 bedrooms, 2 full baths, Screened in porch and a driveway/carport actually able to take more than 3 cars easily. Beautiful brick gas fireplace in the living room. Kitchen has a new Dishwasher and leaving all appliances and washer and dryer. Good size shed. Flowers are perennnials that the owner planted herself. Call me to see this great home.

4. 2015-08-02
   listed $49,900 Active 381-char remark

   Show marketing remark (381 chars)

   Beautiful, well cared for home with 3 bedrooms, 2 full baths, Screened in porch and a driveway/carport actually able to take more than 3 cars easily. Beautiful brick gas fireplace in the living room. Kitchen has a new Dishwasher and leaving all appliances and washer and dryer. Good size shed. Flowers are perennnials that the owner planted herself. Call me to see this great home.

5. 2009-04-16
   historical
6. 2008-09-16
   listed $54,000

ⓘ 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: $550 · $46/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$270/yr (+$23/mo · 49.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $20,795
• − Mortgage interest: −$3,915
• − Property taxes: −$550
• − Insurance: −$350
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − HOA: −$504
• − Depreciation: −$2,033
• Taxable income: $10,116
• Est. tax owed @ 24.0%: −$2,428
• After-tax cash flow: $8,199/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: Tuslaw Local
• NCES district ID: 3904995
• Math proficiency: 78% ▼ -2.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $56,863
• Composite: 64.61/100
• National rank: #529
• State rank: #88 of 656 in OH

Livability — Canal Fulton

• Score: 73/100
• State rank: #350
• US rank: #5666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stark County · 272,865 people
• City population: 13,088
• Metro: Canton-Massillon, OH
• Population (ZIP): 18,117
• Household income: $67,140
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 231.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Arabic 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: ▼ -163.61%
• Current HPI: 207.6115
• 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

+29.4% since first listed

6 events — show timeline

• 2026-05-15 Listed $69,900 MLSNOW
• 2015-08-20 Sold (MLS) $40,000 MLSNOW
• 2015-08-15 Pending — MLSNOW
• 2015-08-02 Listed $49,900 MLSNOW
• 2009-04-16 Listing Removed — MLSNOW
• 2008-09-16 Listed $54,000 MLSNOW

Property tax history

+16.8%/yr

Latest (2017): $550 · -0.2% YoY. Source: county tax records.