1713 Regal Ave NE · Canton, OH 44705

$89,900

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 34 Days on market

Built 1924 4,713 sqft lot $78/sqft · 11% below area Est $101k · 11% under

---

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 +12.4/15.0
• DSCR +9.7/10.0
• 1% rule +7.2/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment. Kitchen has been updated. Proof of funds or pre-qual must be submitted w/ all offers. Sellers addendum can be printed from the MLS.

Key facts

• First-floor bedroom
• Fully updated roof
• Spacious living area

Tags

• FIRST-FLOOR BEDROOM
• SPACIOUS LIVING AREA
• RECENTLY UPDATED VANITY
• BRAND-NEW FURNACE
• FULLY UPDATED ROOF
• FULLY UPDATED SIDING

Property features AI

Exterior

• Parking: Shared driveway
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Shared driveway

Interior

• Kitchen: Kitchen on first floor
• Bedrooms: Main-level bedroom: 1; Second-floor bedrooms: 2; First-floor bedroom: 1
• Flooring: Ceramic tile in one bedroom; Carpet in two bedrooms, dining room, and family room; Laminate in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (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.
• Market conditions: Rents soft (-0.2%/yr); 71 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 30% of the median local income ($43k/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 $622 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 31y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1924 — 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: 1.22% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.90%
• DSCR: 1.57
• GRM: 6.9

CMA / ARV

• ARV (median comp): $100,945
• List price: $89,900
• Delta: -10.94%
• 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
1604 Wooster Ave NE	0.32mi	3/1.0	1,162 (+0%)	2mo	$90,000	$77	83
2526 17th St NE	0.04mi	3/1.0	1,318 (+14%)	5mo	$75,000	$57	71
2212 Indiana Way NE	0.36mi	3/1.0	1,256 (+8%)	1mo	$72,500	$58	69
2107 Harrisburg Rd NE	0.54mi	3/1.0	1,152 (-1%)	8mo	$59,000	$51	67
1909 Gridley Ave NE	0.21mi	3/1.0	1,008 (-13%)	7mo	$115,000	$114	62
2735 19th St NE	0.32mi	3/1.0	1,008 (-13%)	2mo	$84,000	$83	62
2656 22nd St NE	0.34mi	3/1.0	1,008 (-13%)	1mo	$25,000	$25	61
1821 Wallace Ave NE	0.66mi	3/1.0	1,124 (-3%)	5mo	$88,000	$78	60
2005 17th St NE	0.47mi	3/1.0	1,040 (-10%)	1mo	$144,100	$139	60
2103 Bollinger Ave NE	0.61mi	3/1.0	1,250 (+8%)	3mo	$105,900	$85	56
2109 Willowrow Ave	0.56mi	3/1.0	1,067 (-8%)	7mo	$135,000	$127	55
2310 Willowrow Ave NE	0.64mi	3/1.0	1,008 (-13%)	8mo	$135,000	$134	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-538
• Equity at exit: $13,404

10-year hold

• IRR: 5.8%
• Equity multiple: 1.37×
• Total profit: $9,336
• Equity at exit: $7,773

Cash invested: $25,172 (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 44705

• Rents YoY: -0.2%
• Active inventory: 71
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,094 high
• Mortgage (P&I): −$471
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $271

Break-even live

Break-even rent $751

Max offer price $89,900

Occupancy floor 70%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2213 17th St NE Canton, OH	2.0	1.0	1132	$1,100	$0.97	44d	1	0.31mi
2103 Willowrow Ave NE Canton, OH	3.0	1.0	850	$1,000	$1.18	13d	1	0.55mi
2321 Harmont Ave NE Canton, OH	2.0	1.0	800	$1,200	$1.50	13d	1	0.72mi
2018 Maple Ave NE Canton, OH	2.0	1.0	1206	$950	$0.79	13d	1	0.75mi
1524 Parkhill Pl NE Canton, OH	3.0	1.0	856	$995	$1.16	43d	1	0.94mi
1206 Lawrence Rd NE Apt 3 Canton, OH	2.0	1.0	900	$950	$1.06	20d	1	1.31mi
3045 Daleford Ave NE Canton, OH	3.0	1.0	1300	$1,059	$0.81	20d	1	1.35mi
1906 6th St NE Unit 1906-002 Canton, OH	3.0	1.0	906	$1,000	$1.10	13d	1	1.37mi
1613 Spring Ave NE Canton, OH	3.0	1.0	1320	$1,095	$0.83	20d	1	1.37mi
1629 Spring Ave NE Unit Na Canton, OH	2.0	1.0	1100	$836	$0.76	20d	1	1.37mi
1946 Otto Pl NE Canton, OH	3.0	1.0	1499	$28,000	$18.68	13d	1	1.48mi

Listing history 31 events

1. 2026-06-18
   days on market $89,900 Active 34 DOM
2. 2026-06-17
   days on market $89,900 Active 33 DOM
3. 2026-06-16
   days on market $89,900 Active 32 DOM
4. 2026-06-15
   price $89,900 Active 31 DOM
5. 2026-06-15
   days on market $94,900 Active 31 DOM
6. 2026-06-14
   days on market $94,900 Active 29 DOM
7. 2026-06-13
   days on market $94,900 Active 28 DOM
8. 2026-06-10
   days on market $94,900 Active 26 DOM
9. 2026-06-09
   days on market $94,900 Active 25 DOM
10. 2026-06-08
    days on market $94,900 Active 24 DOM
11. 2026-06-07
    days on market $94,900 Active 23 DOM
12. 2026-06-05
    days on market $94,900 Active 20 DOM
13. 2026-06-03
    days on market $94,900 Active 19 DOM
14. 2026-06-02
    days on market $94,900 Active 18 DOM
15. 2026-06-01
    days on market $94,900 Active 17 DOM
16. 2026-05-31
    days on market $94,900 Active 16 DOM
17. 2026-05-30
    days on market $94,900 Active 15 DOM
18. 2026-05-15
    listed $94,900 Active 773-char remark
19. 2024-08-05
    soldstatus $62,500
20. 2016-09-26
    soldstatus $30,000
21. 2007-04-27
    soldstatus $108,800
22. 2006-12-11
    soldstatus $13,500 149-char remark

    Show marketing remark (149 chars)

    Great investment. Kitchen has been updated. Proof of funds or pre-qual must be submitted w/ all offers. Sellers addendum can be printed from the MLS.

23. 2006-10-30
    listed $19,900 149-char remark

    Show marketing remark (149 chars)

    Great investment. Kitchen has been updated. Proof of funds or pre-qual must be submitted w/ all offers. Sellers addendum can be printed from the MLS.

24. 2006-10-16
    historical
25. 2006-06-27
    listed $27,500
26. 2003-04-30
    historical
27. 2003-01-31
    listed $59,900
28. 2003-01-15
    historical
29. 2002-05-10
    listed $59,900
30. 1996-08-19
    soldstatus $18,000
31. 1995-07-29
    listed $26,250

ⓘ 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: $1,012 · $84/mo
• Projected year-2 tax: $1,207 · $101/mo
• Expected delta: +$195/yr (+$16/mo · 19.3%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,122
• − Mortgage interest: −$5,036
• − Property taxes: −$1,012
• − Insurance: −$450
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,615
• Taxable income: $1,910
• Est. tax owed @ 24.0%: −$458
• After-tax cash flow: $2,789/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): 16,872
• Household income: $43,439
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 524.0

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 0.60)
• Race & ethnicity: White 58% Black 22% Two or more races 13% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 5% Romanian 4% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 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: ▼ -200.62%
• Current HPI: 150.1531
• Rent YoY: ▼ -0.23%
• 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

+242.5% since first listed

15 events — show timeline

• 2026-06-15 Price Changed $89,900 MLSNOW
• 2026-05-15 Listed $94,900 MLSNOW
• 2024-08-05 Sold (Public Records) $62,500 Public Records
• 2016-09-26 Sold (Public Records) $30,000 Public Records
• 2007-04-27 Sold (Public Records) $108,800 Public Records
• 2006-12-11 Sold (MLS) $13,500 MLSNOW
• 2006-10-30 Listed $19,900 MLSNOW
• 2006-10-16 Listing Removed — MLSNOW
• 2006-06-27 Listed $27,500 MLSNOW
• 2003-04-30 Listing Removed — MLSNOW
• 2003-01-31 Listed $59,900 MLSNOW
• 2003-01-15 Listing Removed — MLSNOW
• 2002-05-10 Listed $59,900 MLSNOW
• 1996-08-19 Sold (Public Records) $18,000 Public Records
• 1995-07-29 Listed $26,250 MLSNOW

Property tax history

-8.5%/yr

Latest (2024): $1,012 · +152.7% YoY. Source: county tax records.