2322 9th St NW · Canton, OH 44708

$79,900

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 4 Days on market

Built 1920 4,399 sqft lot Est $111k · 28% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice starter or rental. newer roof, vinyl siding and most windows. Newer carpet throughout. Copper plumbing is missing.

Key facts

• 4,399 sq ft lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 10.8% vs local median 5.1% 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.
• Market conditions: Rents rising fast (+6.7%/yr); 119 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $552 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 + 6.7% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $19k; list at $80k implies a 321% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.35% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.04%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $111,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2322 9th St NW	0.00mi	3/2.0	1,296 (0%)	1mo	$75,000	$58	95
824 Smith Ave NW	0.06mi	3/1.0	1,264 (-2%)	0mo	$126,000	$100	93
354 Clarendon Ave NW	0.34mi	2/1.0 (-1)	1,317 (+2%)	0mo	$93,500	$71	76
519 Columbus Ave NW	0.24mi	3/2.0	1,228 (-5%)	2mo	$105,000	$86	74
1409 8th St NW	0.64mi	3/1.0	1,232 (-5%)	1mo	$80,000	$65	61
1401 8th St NW	0.66mi	3/1.0	1,250 (-4%)	3mo	$85,000	$68	61
345 Roslyn Ave NW	0.71mi	4/2.0 (+1)	1,296 (0%)	1mo	$145,900	$113	57
609 Lincoln Ave NW	0.36mi	4/1.0 (+1)	1,442 (+11%)	2mo	$93,000	$64	57
3014 2nd St NW	0.62mi	3/1.0	1,200 (-7%)	2mo	$95,000	$79	56
2621 16th St NW	0.66mi	3/1.0	1,189 (-8%)	1mo	$215,000	$181	55
2703 Joseph Pl NW	0.72mi	4/2.0 (+1)	1,326 (+2%)	2mo	$220,000	$166	52
3115 2nd St NW	0.66mi	2/1.5 (-1)	1,160 (-10%)	1mo	$130,000	$112	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.73% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.46×
• Total profit: $10,307
• Equity at exit: $11,913

10-year hold

• IRR: 23.0%
• Equity multiple: 3.33×
• Total profit: $52,135
• Equity at exit: $6,908

Cash invested: $22,372 (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 44708

• Rents YoY: 6.7%
• Active inventory: 119
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,076 high
• Mortgage (P&I): −$419
• Tax from tax record: −$99 /mo · $1,186/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $299

Break-even live

Break-even rent $698

Max offer price $79,900

Occupancy floor 67%

Sensitivity live

Price	-10% $344	-5% $322	+0% $299	+5% $276	+10% $254
Rent	-10% $214	-5% $257	+0% $299	+5% $342	+10% $384
Rate	-1.0pp $339	-0.5pp $319	base $299	+0.5pp $278	+1.0pp $257

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	21d	1	0.12mi
2525 6th St NW Unit NA Canton, OH	2.0	1.0	950	$700	$0.74	44d	1	0.22mi
521 Columbus Ave NW Canton, OH	2.0	1.0	900	$775	$0.86	21d	1	0.24mi
521 Columbus Ave NW Unit 2 Canton, OH	2.0	1.0	900	$875	$0.97	44d	1	0.24mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	21d	1	0.29mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	21d	1	0.29mi
3034 12th St NW Canton, OH	2.0	1.0	1724	$1,125	$0.65	21d	1	0.49mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	44d	1	0.49mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	21d	1	0.49mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	44d	1	0.59mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	44d	1	0.60mi
2901 17th St NW Canton, OH	2.0	1.0	1000	$885	$0.89	21d	1	0.79mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	44d	1	0.80mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	21d	1	0.86mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	21d	1	0.90mi
1224 15th St NW Unit 1 Canton, OH	2.0	1.0	900	$749	$0.83	21d	1	0.94mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	14d	20	0.97mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	21d	1	1.04mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	44d	1	1.04mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	21d	1	1.04mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	14d	1	1.10mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	14d	1	1.11mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	21d	1	1.17mi
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	44d	1	1.25mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	14d	1	1.27mi
1307 Woodland Ave NW Unit 2 Canton, OH	2.0	1.0	973	$675	$0.69	44d	1	1.30mi
1029 23rd St NW Canton, OH	3.0	1.0	1356	$1,500	$1.11	14d	1	1.45mi

Listing history 19 events

1. 2026-04-28
   status Pending
2. 2026-04-24
   listed $79,900 Active
3. 2011-08-29
   soldstatus $19,000 119-char remark

   Show marketing remark (119 chars)

   Nice starter or rental. newer roof, vinyl siding and most windows. Newer carpet throughout. Copper plumbing is missing.

4. 2011-08-04
   listed $19,900 119-char remark

   Show marketing remark (119 chars)

   Nice starter or rental. newer roof, vinyl siding and most windows. Newer carpet throughout. Copper plumbing is missing.

5. 2008-01-31
   soldstatus $26,525 418-char remark

   Show marketing remark (418 chars)

   Nice sized 3 bedroom home on corner lot in NW Canton. Overall good condition with some updates. Needs some cosmetic updates. Two car garage. Bank owned. Sold AS-IS, no disclosures. Proof of funds or pre-approval required with all offers. Call listing agent for required addendum. THE BANK OWNER OF THIS PROPERTY WILL OFFER AN ADDITIONAL 3% OF THE SALES PRICE IN CONCESSIONS TOWARDS BUYERS CLOSING COSTS AND/OR REPAIRS.

6. 2008-01-05
   historical
7. 2007-12-26
   listed $21,900 418-char remark

   Show marketing remark (418 chars)

   Nice sized 3 bedroom home on corner lot in NW Canton. Overall good condition with some updates. Needs some cosmetic updates. Two car garage. Bank owned. Sold AS-IS, no disclosures. Proof of funds or pre-approval required with all offers. Call listing agent for required addendum. THE BANK OWNER OF THIS PROPERTY WILL OFFER AN ADDITIONAL 3% OF THE SALES PRICE IN CONCESSIONS TOWARDS BUYERS CLOSING COSTS AND/OR REPAIRS.

8. 2007-10-05
   listed $54,900
9. 2007-10-05
   historical
10. 2007-07-05
    historical
11. 2007-07-05
    listed $54,900
12. 2007-04-05
    historical
13. 2006-10-15
    listed $65,000
14. 2006-10-05
    listed $54,900
15. 2005-07-26
    historical
16. 2005-05-02
    listed $59,900
17. 2003-08-29
    soldstatus $63,800
18. 2003-08-28
    soldstatus $63,750
19. 2003-05-30
    listed $59,900

ⓘ 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: $1,186 · $99/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$30/yr (+$3/mo · 2.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $12,915
• − Mortgage interest: −$4,476
• − Property taxes: −$1,186
• − Insurance: −$400
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,324
• Taxable income: $2,463
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $2,998/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): 24,285
• Household income: $63,706
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 725.0

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 (80%)
• Race & ethnicity: White 80% Black 8% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 8% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Tagalog/Filipino 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: ▼ -168.35%
• Current HPI: 206.298
• Rent YoY: ▲ 6.73%
• 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

+33.4% since first listed

19 events — show timeline

• 2026-04-28 Pending — MLSNOW
• 2026-04-24 Listed $79,900 MLSNOW
• 2011-08-29 Sold (MLS) $19,000 MLSNOW
• 2011-08-04 Listed $19,900 MLSNOW
• 2008-01-31 Sold (MLS) $26,525 MLSNOW
• 2008-01-05 Listing Removed — MLSNOW
• 2007-12-26 Listed $21,900 MLSNOW
• 2007-10-05 Listing Removed — MLSNOW
• 2007-10-05 Listed $54,900 MLSNOW
• 2007-07-05 Listed $54,900 MLSNOW
• 2007-07-05 Listing Removed — MLSNOW
• 2007-04-05 Listing Removed — MLSNOW
• 2006-10-15 Listed $65,000 MLSNOW
• 2006-10-05 Listed $54,900 MLSNOW
• 2005-07-26 Listing Removed — MLSNOW
• 2005-05-02 Listed $59,900 MLSNOW
• 2003-08-29 Sold (Public Records) $63,800 Public Records
• 2003-08-28 Sold (MLS) $63,750 MLSNOW
• 2003-05-30 Listed $59,900 MLSNOW

Property tax history

-6.6%/yr

Latest (2024): $1,186 · -0.7% YoY. Source: county tax records.