921 Camden Ave SW · Canton, OH 44706

$84,900

3 bd · 1.5 ba · 1,380 sqft · SingleFamily public records · 102 Days on market

Built 1926 5,201 sqft lot Est $108k · 21% under ↓ 19% since listing

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This very nice, clean home is move in ready with possession at closing. The first floor features a spacious living room with a decorative fireplace, formal dining room, a dinette for casual meals, and a kitchen complete with gas stove, refrigerator and dishwasher. A convenient half bath off the kitchen. Second floor offers three bedrooms, a built-in linen cabinet, a spacious bathroom with a closet. The walk-up attic provides lots of storage or can be finished for additional living space. A front porch perfect to sit and relax. The garage was turned into a workshop, however there is plenty of space to park beside it, accessed from the alley. Newer furnace, newer HWT. Water softener does not

Key facts

• Decorative fireplace
• Front porch
• Workshop

Tags

• DECORATIVE FIREPLACE
• BUILT-IN LINEN CABINET
• WALK-UP ATTIC
• FRONT PORCH
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 87 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $587 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.25% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $107,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
921 Camden Ave SW	0.00mi	3/1.5	1,380 (0%)	1mo	$84,000	$61	99
1031 Camden Ave SW	0.10mi	3/2.0	1,368 (-1%)	2mo	$105,000	$77	90
1017 Clinton Ave SW	0.10mi	3/1.0	1,344 (-3%)	2mo	$112,000	$83	87
906 Harrison Ave SW	0.43mi	3/1.0	1,368 (-1%)	2mo	$102,900	$75	75
1021 Greenfield SW	0.40mi	3/1.0	1,464 (+6%)	3mo	$107,000	$73	67
633 Park Ave SW	0.38mi	3/2.0	1,466 (+6%)	5mo	$159,000	$108	66
2227 7th St SW	0.52mi	3/1.0	1,314 (-5%)	2mo	$55,000	$42	65
1115 Dueber Ave SW	0.30mi	3/1.5	1,580 (+14%)	4mo	$90,400	$57	59
644 Arlington Ave SW	0.61mi	3/2.0	1,308 (-5%)	3mo	$132,900	$102	58
1136 Smith Ave SW	0.55mi	3/1.0	1,204 (-13%)	0mo	$93,900	$78	51
1114 Bedford Ave SW	0.68mi	3/1.0	1,248 (-10%)	2mo	$126,000	$101	49
2519 12th St SW	0.74mi	3/1.5	1,194 (-14%)	3mo	$131,000	$110	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $4,297
• Equity at exit: $12,659

10-year hold

• IRR: 14.1%
• Equity multiple: 2.14×
• Total profit: $26,982
• Equity at exit: $7,341

Cash invested: $23,772 (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 44706

• Active inventory: 87
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$445
• Tax from tax record: −$76 /mo · $913/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $284

Break-even live

Break-even rent $705

Max offer price $84,900

Occupancy floor 68%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	43d	1	0.39mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	43d	1	0.41mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	21d	1	0.45mi
1380 Garfield Ave SW Canton, OH	2.0	1.0	1212	$995	$0.82	21d	1	0.56mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	13d	1	0.61mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	43d	1	0.61mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	13d	20	0.64mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	43d	1	0.66mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	21d	1	0.67mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	43d	1	0.67mi
1507 Stark Ave SW Canton, OH	3.0	1.0	1188	$975	$0.82	43d	1	0.68mi
1511 Stark Ave SW Canton, OH	2.0	1.0	992	$900	$0.91	43d	1	0.69mi
1000 Market Ave S Canton, OH	1.0–2.0	1.0–2.0	1500	$4,505	$3.00	13d	12	0.73mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	13d	1	0.74mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	43d	1	0.83mi
1520 Bryan Ave SW Canton, OH	3.0	1.0	1040	$1,100	$1.06	43d	1	0.85mi
521 Columbus Ave NW Unit 2 Canton, OH	2.0	1.0	900	$875	$0.97	43d	1	0.98mi
521 Columbus Ave NW Canton, OH	2.0	1.0	900	$775	$0.86	21d	1	0.98mi
2525 6th St NW Unit NA Canton, OH	2.0	1.0	950	$700	$0.74	43d	1	1.05mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	21d	1	1.18mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	13d	1	1.18mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	21d	1	1.19mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	21d	1	1.32mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	21d	1	1.32mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	21d	1	1.40mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	21d	1	1.43mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	21d	1	1.44mi
1307 Woodland Ave NW Unit 2 Canton, OH	2.0	1.0	973	$675	$0.69	43d	1	1.48mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	21d	1	1.50mi

Listing history 5 events

1. 2026-03-31
   status Pending
2. 2026-03-18
   price $84,900
3. 2026-02-16
   status Active
4. 2026-01-22
   price $89,900
5. 2025-12-10
   listed $104,900 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: $913 · $76/mo
• Projected year-2 tax: $1,119 · $93/mo
• Expected delta: +$206/yr (+$17/mo · 22.6%)

ⓘ 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: $12,762
• − Mortgage interest: −$4,756
• − Property taxes: −$913
• − Insurance: −$424
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$2,470
• Taxable income: $2,157
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $2,884/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): 16,496
• Household income: $58,228
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 502.0

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 (84%)
• Race & ethnicity: White 84% Black 8% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• 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: ▼ -156.35%
• Current HPI: 239.851
• 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

-19.1% since first listed

5 events — show timeline

• 2026-03-31 Pending — MLSNOW
• 2026-03-18 Price Changed $84,900 MLSNOW
• 2026-02-16 Relisted — MLSNOW
• 2026-01-22 Price Changed $89,900 MLSNOW
• 2025-12-10 Listed $104,900 MLSNOW

Property tax history

+32.9%/yr

Latest (2024): $913 · +549.2% YoY. Source: county tax records.