140 Smith Ave NW · Canton, OH 44708

$149,900

4 bd · 2.0 ba · 1,564 sqft · SingleFamily public records · 7 Days on market

Built 1920 3,659 sqft lot Est $122k · 23% over

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Why this score? — see what drove the F 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 +14.4/30.0
• DSCR +4.4/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick Two Story. Detached Garage. Beautiful Outdoor Living Space. Hardwood Floors, New Updated Bathroom, Kitchen with Lots of Extra Cabinets. Finished Attic, Fenced Backyard, New Carpet. Updated Kitchen.

Key facts

• Koi pond
• Spacious interior
• Updated bathroom

Tags

• KOI POND
• DETACHED TWO CAR GARAGE
• UPDATED BATHROOM
• SPACIOUS INTERIOR
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Detached garage (2 spaces); Unpaved areas
• Utilities: Public water; Public sewer
• Home design: 2-story dwelling; Brick construction; Asphalt/fiberglass roof; Home warranty included
• Construction: Built (year per public records); Brick exterior; Asphalt/Fiberglass roof; Full basement foundation
• Exterior features: Lot approximately 40 x 91; Lot recorded from public records

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Total of 8 rooms (bedrooms included)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $31 ($374/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (16.5% below list).
• Recommended offer: $125k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Canton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $4k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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 $127k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $125,217 (16.5% below list)

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $121,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Arlington Ave NW	0.27mi	5/2.0 (+1)	1,516 (-3%)	2mo	$140,000	$92	76
2307 6th St SW	0.27mi	3/2.0 (-1)	1,631 (+4%)	1mo	$175,000	$107	75
1000 Arlington Ave SW	0.57mi	4/1.5	1,598 (+2%)	1mo	$124,900	$78	67
2812 7th St NW	0.45mi	4/2.5	1,648 (+5%)	2mo	$160,000	$97	67
609 Lincoln Ave NW	0.36mi	4/1.0	1,442 (-8%)	2mo	$93,000	$64	64
1030 Dartmouth Ave SW	0.68mi	3/1.0 (-1)	1,560 (-0%)	2mo	$96,800	$62	58
834 Clarendon Ave NW	0.46mi	3/1.0 (-1)	1,440 (-8%)	4mo	$40,250	$28	53
1021 Greenfield SW	0.62mi	3/1.0 (-1)	1,464 (-6%)	3mo	$107,000	$73	49
906 Harrison Ave SW	0.50mi	3/1.0 (-1)	1,368 (-12%)	2mo	$102,900	$75	45
1428 9th St NW	0.66mi	3/1.5 (-1)	1,764 (+13%)	3mo	$157,500	$89	38
921 Camden Ave SW	0.73mi	3/1.5 (-1)	1,380 (-12%)	1mo	$84,000	$61	38
131 Roslyn Ave NW	0.70mi	3/1.5 (-1)	1,352 (-14%)	3mo	$178,500	$132	35

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: 0.58×
• Total profit: $-17,459
• Equity at exit: $22,351

10-year hold

• IRR: 2.5%
• Equity multiple: 1.21×
• Total profit: $8,839
• Equity at exit: $12,961

Cash invested: $41,972 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$786
• Tax from tax record: −$110 /mo · $1,314/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $31

Break-even live

Break-even rent $1,213

Max offer price $149,900

Occupancy floor 93%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	44d	1	0.19mi
2306 6th St SW Canton, OH	4.0	1.5	2086	$1,200	$0.58	21d	1	0.31mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	21d	1	0.49mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	21d	1	0.59mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	21d	1	0.63mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	13d	1	0.70mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	44d	1	0.77mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	44d	1	0.79mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	13d	20	0.82mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	13d	1	0.85mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	13d	1	0.88mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	21d	1	0.90mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	21d	1	1.10mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	21d	1	1.11mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	21d	1	1.22mi
1507 Stark Ave SW Canton, OH	3.0	1.0	1188	$975	$0.82	44d	1	1.32mi

Listing history 7 events

1. 2026-06-07
   statusdays on market $149,900 Pending 7 DOM
2. 2026-06-05
   days on market $149,900 Active 5 DOM
3. 2026-06-03
   days on market $149,900 Active 4 DOM
4. 2026-06-02
   days on market $149,900 Active 3 DOM
5. 2026-06-01
   days on market $149,900 Active 2 DOM
6. 2026-05-31
   remarks 699-char remark
7. 2026-05-31
   listed $149,900 Active 1 DOM

ⓘ 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: $1,314 · $110/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$512/yr (+$43/mo · 39.0%)

ⓘ 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: $15,026
• − Mortgage interest: −$8,397
• − Property taxes: −$1,314
• − Insurance: −$750
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$4,361
• Taxable loss: −$2,199
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $902/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

+199.8% since first listed

20 events — show timeline

• 2026-05-30 Listed $149,900 MLSNOW
• 2023-08-29 Pending — MLSNOW
• 2023-08-23 Sold (MLS) $127,000 MLSNOW
• 2023-07-29 Contingent — MLSNOW
• 2023-07-20 Price Changed $129,900 MLSNOW
• 2023-07-14 Listed $134,900 MLSNOW
• 2020-11-24 Sold (Public Records) $60,890 Public Records
• 2012-02-12 Listing Removed — MLSNOW
• 2012-01-01 Listed $59,900 MLSNOW
• 2011-12-07 Listing Removed — MLSNOW
• 2011-09-07 Listed $59,900 MLSNOW
• 2010-02-17 Listing Removed — MLSNOW
• 2010-02-12 Listed $89,900 MLSNOW
• 2007-02-06 Listing Removed — MLSNOW
• 2007-01-18 Sold (Public Records) $47,500 Public Records
• 2007-01-18 Sold (MLS) $47,500 MLSNOW
• 2006-12-26 Listed $49,900 MLSNOW
• 2006-11-06 Listed $49,900 MLSNOW
• 2002-08-20 Sold (Public Records) $60,000 Public Records
• 2002-07-16 Sold (Public Records) $50,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $1,314 · +25.3% YoY. Source: county tax records.