1600 Sandwith Ave SW · Canton, OH 44706

$59,900

1 bd · 1.0 ba · 780 sqft · SingleFamily public records · 90 Days on market

Built 1903 0.27 ac lot $77/sqft · 25% below area Est $80k · 25% 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 +8.8/10.0
• 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 MLS

Cozy one bedroom bungalow. Large bedroom with built ins on 2nd floor, full basement with a partial bathroom in the corner. It has a first floor bathroom and large living room with a bonus room. The large corner lot is made up of three parcels. With some TLC this house has many possibilities: investment, starter home, or downsize.

Key facts

• Built ins
• Bonus room
• Full basement

Tags

• FULL BASEMENT
• CORNER LOT
• BONUS ROOM
• BUILT INS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($826 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 is only 17% of the median local income ($58k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $12k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — 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: 1.38% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.22%
• DSCR: 1.90
• GRM: 6.0

CMA / ARV

• ARV (median comp): $80,320
• List price: $59,900
• Delta: -25.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1540 Tanner Ave SW	0.07mi	2/1.0 (+1)	768 (-2%)	10mo	$82,500	$107	81
1640 Bedford Ave SW	0.23mi	2/1.5 (+1)	780 (0%)	2mo	$125,000	$160	80
1549 Quimby Ave SW	0.17mi	2/1.0 (+1)	832 (+7%)	9mo	$70,000	$84	68
1638 Frederick Ave SW	0.13mi	2/1.0 (+1)	825 (+6%)	20mo	$40,000	$48	63
1412 Bellflower Ave SW	0.43mi	2/1.5 (+1)	816 (+5%)	4mo	$93,900	$115	62
1636 Holland Ct SW	0.12mi	2/1.0 (+1)	864 (+11%)	16mo	$105,560	$122	58
1729 Gambrinus Ave SW	0.59mi	1/1.5	709 (-9%)	2mo	$112,000	$158	54
1207 Linwood Ave SW	0.70mi	2/1.0 (+1)	744 (-5%)	2mo	$130,000	$175	53
1262 Ardmore Ave SW	0.42mi	2/1.0 (+1)	872 (+12%)	11mo	$83,000	$95	47
3000 Windsor Pl	0.32mi	2/1.0 (+1)	682 (-13%)	20mo	$75,000	$110	42
1144 Homewood Ave SW	0.57mi	2/1.0 (+1)	676 (-13%)	13mo	$79,500	$118	36

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: 12.4%
• Equity multiple: 1.49×
• Total profit: $8,279
• Equity at exit: $8,931

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $30,327
• Equity at exit: $5,179

Cash invested: $16,772 (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: 6.0×

Monthly cashflow live

• Estimated rent: $826 high
• Mortgage (P&I): −$314
• Tax from tax record: −$31 /mo · $369/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $283

Break-even live

Break-even rent $468

Max offer price $59,900

Occupancy floor 61%

Sensitivity live

Price	-10% $317	-5% $300	+0% $283	+5% $266	+10% $249
Rent	-10% $217	-5% $250	+0% $283	+5% $315	+10% $348
Rate	-1.0pp $313	-0.5pp $298	base $283	+0.5pp $267	+1.0pp $251

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	44d	1	0.78mi
1511 Stark Ave SW Canton, OH	1.0	1.0	992	$900	$0.91	14d	1	0.87mi
1511 Stark Ave SW Canton, OH	2.0	1.0	992	$900	$0.91	44d	1	0.87mi
605 Smith Ave SW #2 Canton, OH	1.0	1.0	668	$795	$1.19	44d	1	1.07mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	21d	1	1.30mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	44d	1	1.30mi

Listing history 21 events

1. 2026-06-17
   days on market $59,900 Active 90 DOM
2. 2026-06-16
   days on market $59,900 Active 89 DOM
3. 2026-06-15
   days on market $59,900 Active 88 DOM
4. 2026-06-14
   days on market $59,900 Active 86 DOM
5. 2026-06-13
   days on market $59,900 Active 85 DOM
6. 2026-06-10
   days on market $59,900 Active 83 DOM
7. 2026-06-09
   days on market $59,900 Active 82 DOM
8. 2026-06-08
   days on market $59,900 Active 81 DOM
9. 2026-06-07
   days on market $59,900 Active 80 DOM
10. 2026-06-05
    days on market $59,900 Active 77 DOM
11. 2026-06-03
    days on market $59,900 Active 76 DOM
12. 2026-06-02
    days on market $59,900 Active 75 DOM
13. 2026-06-01
    days on market $59,900 Active 74 DOM
14. 2026-05-31
    days on market $59,900 Active 73 DOM
15. 2026-05-30
    days on market $59,900 Active 72 DOM
16. 2026-03-17
    listed $71,900 Active 332-char remark

    Show marketing remark (332 chars)

    Cozy one bedroom bungalow. Large bedroom with built ins on 2nd floor, full basement with a partial bathroom in the corner. It has a first floor bathroom and large living room with a bonus room. The large corner lot is made up of three parcels. With some TLC this house has many possibilities: investment, starter home, or downsize.

17. 2025-09-03
    soldstatus $54,000
18. 2019-09-04
    historical
19. 2019-06-10
    listed $42,000 Active
20. 1996-11-21
    soldstatus $17,400
21. 1992-08-20
    soldstatus $280

ⓘ 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: $369 · $31/mo
• Projected year-2 tax: $652 · $54/mo
• Expected delta: +$283/yr (+$24/mo · 76.5%)

ⓘ 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: $9,911
• − Mortgage interest: −$3,355
• − Property taxes: −$369
• − Insurance: −$300
• − Repairs & maintenance: −$793
• − Management: −$793
• − Depreciation: −$1,743
• Taxable income: $2,558
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $2,777/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

+313.2% since first listed

6 events — show timeline

• 2026-03-17 Listed $71,900 MLSNOW
• 2025-09-03 Sold (Public Records) $54,000 Public Records
• 2019-09-04 Listing Removed — MLSNOW
• 2019-06-10 Listed $42,000 MLSNOW
• 1996-11-21 Sold (Public Records) $17,400 Public Records
• 1992-08-20 Sold (Public Records) $280 Public Records

Property tax history

+23.8%/yr

Latest (2024): $369 · +281.8% YoY. Source: county tax records.