1020 17th St NW · Canton, OH 44703

$84,900

3 bd · 1.5 ba · 1,680 sqft · SingleFamily public records · 51 Days on market

Built 1915 4,721 sqft lot $51/sqft · 32% below area Est $124k · 32% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.7/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean, well-kept and ready for its next owner. This Canton gem sits in a convenient NW location just minutes from Malone University, parks, and quick access to I-77 for an easy commute. You're also close to grocery stores, restaurants, and all the essentials. Whether you're looking for a solid rental or a move-in ready home, this one makes sense. Simple, clean, and in a great spot easy win.

Key facts

• Canton gem
• Close to parks
• Quick access to i-77

Tags

• CANTON GEM
• NW LOCATION
• CLOSE TO MALONE UNIVERSITY
• CLOSE TO PARKS
• QUICK ACCESS TO I-77
• CLOSE TO GROCERY STORES

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 $256 ($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: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• Zoned schools: Gibbs Elementary School (math 17% / reading 22%, grade F, #1,293 of 1,584 statewide, top 83%, 329 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: Rents rising fast (+4.6%/yr); 31 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 41% of the median local income ($32k/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 $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 + 4.6% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $85k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 6.5

CMA / ARV

• ARV (median comp): $124,253
• List price: $84,900
• Delta: -31.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 17th St NW	0.00mi	3/1.5	1,680 (0%)	0mo	$87,500	$52	100
1717 Harvard Ave NW	0.46mi	3/1.5	1,674 (-0%)	2mo	$192,000	$115	76
1316 18th St NW	0.23mi	4/1.5 (+1)	1,614 (-4%)	3mo	$107,500	$67	75
1445 15th St NW	0.45mi	3/1.5	1,744 (+4%)	3mo	$95,000	$54	70
2002 Kirk Ct NW	0.36mi	4/2.0 (+1)	1,630 (-3%)	2mo	$183,900	$113	70
1236 Perkins Ave NW	0.54mi	3/1.5	1,616 (-4%)	2mo	$173,300	$107	67
1322 12th St NW	0.56mi	3/1.5	1,780 (+6%)	0mo	$199,900	$112	63
1335 Louisiana Ave NW	0.30mi	3/1.0	1,492 (-11%)	3mo	$105,000	$70	63
1817 Fulton Rd	0.47mi	4/1.5 (+1)	1,800 (+7%)	2mo	$85,000	$47	59
1422 Monument Rd NW	0.58mi	3/2.0	1,512 (-10%)	0mo	$170,000	$112	54
321 19th St NW	0.48mi	3/2.0	1,880 (+12%)	3mo	$210,000	$112	53
935 Ridge Rd NW	0.75mi	4/1.5 (+1)	1,918 (+14%)	2mo	$185,000	$96	34

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $4,333
• Equity at exit: $12,659

10-year hold

• IRR: 15.6%
• Equity multiple: 2.36×
• Total profit: $32,393
• 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 44703

• Home prices YoY: -20.5%
• Rents YoY: 4.6%
• Active inventory: 31
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,082 high
• Mortgage (P&I): −$445
• Tax from tax record: −$119 /mo · $1,422/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $256

Break-even live

Break-even rent $758

Max offer price $84,900

Occupancy floor 71%

Sensitivity live

Price	-10% $304	-5% $280	+0% $256	+5% $232	+10% $208
Rent	-10% $170	-5% $213	+0% $256	+5% $298	+10% $341
Rate	-1.0pp $298	-0.5pp $277	base $256	+0.5pp $234	+1.0pp $211

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 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	22d	1	0.29mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	22d	1	0.32mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	22d	1	0.32mi
1029 23rd St NW Canton, OH	3.0	1.0	1356	$1,500	$1.11	15d	1	0.43mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	15d	1	0.61mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	45d	1	0.74mi
1629 Spring Ave NE Unit Na Canton, OH	2.0	1.0	1100	$836	$0.76	22d	1	0.83mi
1613 Spring Ave NE Canton, OH	3.0	1.0	1320	$1,095	$0.83	22d	1	0.84mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	45d	1	0.88mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	15d	20	1.12mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	22d	1	1.17mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	22d	1	1.24mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	22d	1	1.37mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	22d	1	1.37mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	45d	1	1.37mi
3034 12th St NW Canton, OH	2.0	1.0	1724	$1,125	$0.65	22d	1	1.46mi

Listing history 5 events

1. 2026-05-01
   price $84,900 393-char remark

   Show marketing remark (393 chars)

   Clean, well-kept and ready for its next owner. This Canton gem sits in a convenient NW location just minutes from Malone University, parks, and quick access to I-77 for an easy commute. You're also close to grocery stores, restaurants, and all the essentials. Whether you're looking for a solid rental or a move-in ready home, this one makes sense. Simple, clean, and in a great spot easy win.

2. 2026-04-30
   status Active 393-char remark

   Show marketing remark (393 chars)

   Clean, well-kept and ready for its next owner. This Canton gem sits in a convenient NW location just minutes from Malone University, parks, and quick access to I-77 for an easy commute. You're also close to grocery stores, restaurants, and all the essentials. Whether you're looking for a solid rental or a move-in ready home, this one makes sense. Simple, clean, and in a great spot easy win.

3. 2026-04-22
   status Pending 393-char remark

   Show marketing remark (393 chars)

   Clean, well-kept and ready for its next owner. This Canton gem sits in a convenient NW location just minutes from Malone University, parks, and quick access to I-77 for an easy commute. You're also close to grocery stores, restaurants, and all the essentials. Whether you're looking for a solid rental or a move-in ready home, this one makes sense. Simple, clean, and in a great spot easy win.

4. 2026-03-22
   listed $90,000 Active 393-char remark

   Show marketing remark (393 chars)

   Clean, well-kept and ready for its next owner. This Canton gem sits in a convenient NW location just minutes from Malone University, parks, and quick access to I-77 for an easy commute. You're also close to grocery stores, restaurants, and all the essentials. Whether you're looking for a solid rental or a move-in ready home, this one makes sense. Simple, clean, and in a great spot easy win.

5. 1991-05-31
   soldstatus $40,000

ⓘ 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: $1,422 · $119/mo
• Projected year-2 tax: $1,422 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $12,984
• − Mortgage interest: −$4,756
• − Property taxes: −$1,422
• − Insurance: −$424
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,470
• Taxable income: $1,835
• Est. tax owed @ 24.0%: −$440
• After-tax cash flow: $2,628/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): 8,070
• Household income: $31,957
• Rent vs Own: 67.2% rent · 32.8% own
• Severe rent burden: 644.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 58% Two or more races 19% Black 19% Hispanic / Latino 8% Pacific Islander 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 15% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada

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: ▼ -56.64%
• Current HPI: 220.0551
• Rent YoY: ▲ 4.61%
• 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

+112.2% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $84,900 MLSNOW
• 2026-04-30 Relisted — MLSNOW
• 2026-04-22 Pending — MLSNOW
• 2026-03-22 Listed $90,000 MLSNOW
• 1991-05-31 Sold (Public Records) $40,000 Public Records

Property tax history

+7.8%/yr

Latest (2024): $1,422 · +38.0% YoY. Source: county tax records.