1425 5th St NE · Canton, OH 44704

$44,000

1 bd · 1.0 ba · 608 sqft · SingleFamily public records · 107 Days on market

Built 1906 3,750 sqft lot $72/sqft · 18% above area Est $37k · 18% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome home to this long time rented property! Now vacant and ready for its new owner! When you walk into this property you see the front covered porch, inside you have a living room, bedroom, bathroom and kitchen to finish off the first floor. Downstairs in the basement is the laundry access and more storage! Schedule your showing today!

Key facts

• Front covered porch
• More storage
• Living room

Tags

• FRONT COVERED PORCH
• LIVING ROOM
• LAUNDRY ACCESS
• MORE STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($704 rent vs $44k).
• Recommended offer: $40k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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: 20 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($304 loan paydown + $3k appreciation (6.2% local appreciation)).
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y ago; this cycle's ask has dropped $3k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,040 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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 1906 — 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: 1.60% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.74%
• DSCR: 2.15
• GRM: 5.2

CMA / ARV

• ARV (median comp): $37,442
• List price: $44,000
• Delta: 17.51%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1425 5th St NE	0.00mi	1/1.0	608 (0%)	0mo	$36,500	$60	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.4%
• Equity multiple: 3.43×
• Total profit: $29,981
• Equity at exit: $28,131

10-year hold

• IRR: 34.6%
• Equity multiple: 7.08×
• Total profit: $74,900
• Equity at exit: $51,425

Cash invested: $12,320 (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 44704

• Home prices YoY: 7.2%
• Active inventory: 20
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $704 high
• Mortgage (P&I): −$231
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$148
• Net cashflow: $264

Break-even live

Break-even rent $369

Max offer price $44,000

Occupancy floor 57%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1721 3rd St SE #2 Canton, OH	1.0	1.0	677	$595	$0.88	13d	1	0.42mi
510 5th St NW Canton, OH	—	1.0	700	$700	$1.00	44d	1	0.95mi
1000 Market Ave S Canton, OH	1.0–2.0	1.0–2.0	1500	$1,170	$0.78	13d	12	1.04mi
1238 Logan Ave NW Apt 2 Canton, OH	1.0	1.0	700	$650	$0.93	44d	1	1.04mi
200 High Ave SW Canton, OH	1.0	1.0	750	$700	$0.93	13d	3	1.04mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$445	$0.49	13d	20	1.23mi
1312 Cleveland Ave NW Apt 17 Canton, OH	—	1.0	378	$715	$1.89	44d	1	1.23mi
1312 Cleveland Ave NW Apt 3 Canton, OH	1.0	1.0	472	$815	$1.73	44d	1	1.23mi
343 15th St NW Unit 4 Canton, OH	1.0	1.0	477	$800	$1.68	44d	1	1.32mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$825	$1.08	13d	1	1.34mi
1807 Spring Ave NE Canton, OH	1.0–2.0	1.0	555	$660	$1.19	13d	1	1.37mi
1532 Woodland Ave NW Unit 1 Canton, OH	1.0	1.0	617	$600	$0.97	44d	1	1.46mi

Listing history 16 events

1. 2026-05-30
   status $44,000 Pending 107 DOM
2. 2026-05-11
   price $44,000 341-char remark

   Show marketing remark (341 chars)

   Welcome home to this long time rented property! Now vacant and ready for its new owner! When you walk into this property you see the front covered porch, inside you have a living room, bedroom, bathroom and kitchen to finish off the first floor. Downstairs in the basement is the laundry access and more storage! Schedule your showing today!

3. 2026-04-06
   status Active 341-char remark

   Show marketing remark (341 chars)

   Welcome home to this long time rented property! Now vacant and ready for its new owner! When you walk into this property you see the front covered porch, inside you have a living room, bedroom, bathroom and kitchen to finish off the first floor. Downstairs in the basement is the laundry access and more storage! Schedule your showing today!

4. 2026-01-18
   listed $47,000 Active 341-char remark

   Show marketing remark (341 chars)

   Welcome home to this long time rented property! Now vacant and ready for its new owner! When you walk into this property you see the front covered porch, inside you have a living room, bedroom, bathroom and kitchen to finish off the first floor. Downstairs in the basement is the laundry access and more storage! Schedule your showing today!

5. 2013-09-17
   historical
6. 2013-03-17
   listed $12,900
7. 2012-10-21
   historical
8. 2011-10-21
   listed $14,000
9. 2011-10-18
   historical
10. 2011-04-18
    listed $16,500
11. 2008-09-21
    historical
12. 2007-09-21
    listed $24,900
13. 2007-06-30
    historical
14. 2006-12-30
    listed $29,900
15. 2003-03-30
    historical
16. 2002-06-19
    listed $27,500

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $600 · $50/mo
• Expected delta: +$86/yr (+$7/mo · 16.8%)

ⓘ 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: $8,448
• − Mortgage interest: −$2,465
• − Property taxes: −$514
• − Insurance: −$220
• − Repairs & maintenance: −$676
• − Management: −$676
• − Depreciation: −$1,280
• Taxable income: $2,618
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $2,543/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 · 366,688 people
• City population: 103,614
• Metro: Canton-Massillon, OH
• Population (ZIP): 3,583
• Household income: $34,063
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 10.1

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 0.56)
• Race & ethnicity: Black 58% White 33% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Hispanic 3% Romanian 1% Polish 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: ▲ 6.17%
• Current HPI: 91.3426
• Rent YoY: —
• Metro: —
• 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

+60.0% since first listed

15 events — show timeline

• 2026-05-11 Price Changed $44,000 MLSNOW
• 2026-04-06 Relisted — MLSNOW
• 2026-01-18 Listed $47,000 MLSNOW
• 2013-09-17 Listing Removed — MLSNOW
• 2013-03-17 Listed $12,900 MLSNOW
• 2012-10-21 Listing Removed — MLSNOW
• 2011-10-21 Listed $14,000 MLSNOW
• 2011-10-18 Listing Removed — MLSNOW
• 2011-04-18 Listed $16,500 MLSNOW
• 2008-09-21 Listing Removed — MLSNOW
• 2007-09-21 Listed $24,900 MLSNOW
• 2007-06-30 Listing Removed — MLSNOW
• 2006-12-30 Listed $29,900 MLSNOW
• 2003-03-30 Listing Removed — MLSNOW
• 2002-06-19 Listed $27,500 MLSNOW

Property tax history

+2.5%/yr

Latest (2024): $514 · +186.9% YoY. Source: county tax records.