2605 Demington Ave NW · Canton, OH 44708

$140,000

3 bd · 1.5 ba · 1,560 sqft · SingleFamily public records · 21 Days on market

Built 1930 7,701 sqft lot $90/sqft · 15% below area Est $165k · 15% under

---

Why this score? — see what drove the C 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 +16.3/30.0
• ARV discount +14.4/15.0
• Schools +5.5/10.0
• DSCR +5.0/10.0
• Rent growth +4.2/5.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful home in quiet Plain Twp neighborhood. Nice floor plan, spacious and updated kitchen with breakfast room. All Appliances stay. Easy show! Nice carpeting throughout and updated elec. Glass blocks, front porch, large rear deck that leads to fenced backyard. 12 x 13 bldg. could be used for workshop, storage gardening shed, or playhouse! EXCELLENT condition, not a drive by.

Key facts

• Inviting front porch
• Garden bed
• 7,701 sq ft lot

Tags

• INVITING FRONT PORCH
• GARDEN BED

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Vinyl siding; Asphalt/fiberglass roof
• Construction: Built according to public records; Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Porch; Shed(s)

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Unfinished basement; Porch
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $76 ($910/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 (10.6% below list).
• Recommended offer: $125k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Plain Local (suburban): math 61% / reading 69% proficiency, ranked #216 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.7%/yr); 119 active listings in the ZIP; 9 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 $968 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

• It's been on market 21 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,167 (10.6% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 9.3

CMA / ARV

• ARV (median comp): $165,332
• List price: $140,000
• Delta: -15.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1622 25th St NW	0.73mi	4/1.0 (+1)	1,540 (-1%)	11mo	$150,000	$97	47
3042 16th St NW	0.74mi	3/2.5	1,600 (+3%)	23mo	$181,000	$113	38
2703 Joseph Pl NW	0.65mi	4/2.0 (+1)	1,326 (-15%)	2mo	$220,000	$166	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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.67×
• Total profit: $-13,000
• Equity at exit: $20,874

10-year hold

• IRR: 4.9%
• Equity multiple: 1.42×
• Total profit: $16,432
• Equity at exit: $12,105

Cash invested: $39,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$734
• Tax from tax record: −$121 /mo · $1,446/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $76

Break-even live

Break-even rent $1,156

Max offer price $140,000

Occupancy floor 89%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3034 12th St NW Canton, OH	2.0	1.0	1724	$1,125	$0.65	21d	1	1.12mi
2740 Shaftesbury Dr NW Canton, OH	1.0–2.0	1.0–2.0	1064	$1,460	$1.37	13d	11	1.16mi
1029 23rd St NW Canton, OH	3.0	1.0	1356	$1,500	$1.11	13d	1	1.20mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	21d	1	1.23mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	21d	1	1.23mi
4035 Guilford Ave NW Canton, OH	1.0–3.0	1.0	886	$1,200	$1.35	21d	1	1.24mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	21d	1	1.28mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	21d	1	1.31mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	21d	1	1.40mi

Listing history 24 events

1. 2026-05-18
   status Pending 849-char remark
2. 2026-05-02
   historical Contingent 849-char remark
3. 2026-04-27
   listed $140,000 Active 849-char remark
4. 2019-02-14
   status Pending 382-char remark

   Show marketing remark (382 chars)

   Wonderful home in quiet Plain Twp neighborhood. Nice floor plan, spacious and updated kitchen with breakfast room. All Appliances stay. Easy show! Nice carpeting throughout and updated elec. Glass blocks, front porch, large rear deck that leads to fenced backyard. 12 x 13 bldg. could be used for workshop, storage gardening shed, or playhouse! EXCELLENT condition, not a drive by.

5. 2019-02-13
   soldstatus $89,900 Sold 382-char remark

   Show marketing remark (382 chars)

   Wonderful home in quiet Plain Twp neighborhood. Nice floor plan, spacious and updated kitchen with breakfast room. All Appliances stay. Easy show! Nice carpeting throughout and updated elec. Glass blocks, front porch, large rear deck that leads to fenced backyard. 12 x 13 bldg. could be used for workshop, storage gardening shed, or playhouse! EXCELLENT condition, not a drive by.

6. 2019-02-13
   soldstatus $89,900

   Show marketing remark (382 chars)

   Wonderful home in quiet Plain Twp neighborhood. Nice floor plan, spacious and updated kitchen with breakfast room. All Appliances stay. Easy show! Nice carpeting throughout and updated elec. Glass blocks, front porch, large rear deck that leads to fenced backyard. 12 x 13 bldg. could be used for workshop, storage gardening shed, or playhouse! EXCELLENT condition, not a drive by.

7. 2018-12-21
   historical Contingent 382-char remark

   Show marketing remark (382 chars)

   Wonderful home in quiet Plain Twp neighborhood. Nice floor plan, spacious and updated kitchen with breakfast room. All Appliances stay. Easy show! Nice carpeting throughout and updated elec. Glass blocks, front porch, large rear deck that leads to fenced backyard. 12 x 13 bldg. could be used for workshop, storage gardening shed, or playhouse! EXCELLENT condition, not a drive by.

8. 2018-11-13
   listed $89,900 Active 382-char remark

   Show marketing remark (382 chars)

   Wonderful home in quiet Plain Twp neighborhood. Nice floor plan, spacious and updated kitchen with breakfast room. All Appliances stay. Easy show! Nice carpeting throughout and updated elec. Glass blocks, front porch, large rear deck that leads to fenced backyard. 12 x 13 bldg. could be used for workshop, storage gardening shed, or playhouse! EXCELLENT condition, not a drive by.

9. 2012-06-19
   soldstatus $54,800

   Show marketing remark (288 chars)

   Wonderful Bank Owned home in great neighborhood. Newer kitchen and updated mechanicals. Shows well. Fenced rear yard with large deck. Nice shed building. $ 1000 min EM and pre-approval or POF with initial offer. Sells as-is. All financing buyers must be pre-approved with Bank of America.

10. 2012-06-10
    historical

    Show marketing remark (288 chars)

    Wonderful Bank Owned home in great neighborhood. Newer kitchen and updated mechanicals. Shows well. Fenced rear yard with large deck. Nice shed building. $ 1000 min EM and pre-approval or POF with initial offer. Sells as-is. All financing buyers must be pre-approved with Bank of America.

11. 2012-03-12
    listed $57,900

    Show marketing remark (288 chars)

    Wonderful Bank Owned home in great neighborhood. Newer kitchen and updated mechanicals. Shows well. Fenced rear yard with large deck. Nice shed building. $ 1000 min EM and pre-approval or POF with initial offer. Sells as-is. All financing buyers must be pre-approved with Bank of America.

12. 2005-10-14
    soldstatus $103,000
13. 2005-10-06
    soldstatus $103,500
14. 2005-01-21
    listed $104,000
15. 2004-11-04
    soldstatus $75,000
16. 2004-11-04
    soldstatus $75,000
17. 2004-08-23
    listed $79,000
18. 2004-05-10
    historical
19. 2004-04-23
    listed $104,900
20. 2004-04-10
    historical
21. 2003-07-28
    listed $104,900
22. 1987-10-30
    soldstatus $43,000
23. 1985-05-08
    soldstatus $31,000
24. 1985-04-09
    soldstatus $14,976

ⓘ 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: $1,446 · $121/mo
• Projected year-2 tax: $1,815 · $151/mo
• Expected delta: +$369/yr (+$31/mo · 25.5%)

ⓘ 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: $15,020
• − Mortgage interest: −$7,842
• − Property taxes: −$1,446
• − Insurance: −$700
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$4,073
• Taxable loss: −$1,444
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $1,256/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: Plain Local
• NCES district ID: 3904993
• Math proficiency: 61% ▼ -13.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $48,337
• Composite: 55.04/100
• National rank: #1293
• State rank: #216 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

• 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

+868.2% since first listed

26 events — show timeline

• 2026-06-02 Sold (Public Records) $145,000 Public Records
• 2026-06-02 Sold (MLS) $145,000 MLSNOW
• 2026-05-18 Pending — MLSNOW
• 2026-05-02 Contingent — MLSNOW
• 2026-04-27 Listed $140,000 MLSNOW
• 2019-02-14 Pending — MLSNOW
• 2019-02-13 Sold (Public Records) $89,900 Public Records
• 2019-02-13 Sold (MLS) $89,900 MLSNOW
• 2018-12-21 Contingent — MLSNOW
• 2018-11-13 Listed $89,900 MLSNOW
• 2012-06-19 Sold (MLS) $54,800 MLSNOW
• 2012-06-10 Listing Removed — MLSNOW
• 2012-03-12 Listed $57,900 MLSNOW
• 2005-10-14 Sold (MLS) $103,000 MLSNOW
• 2005-10-06 Sold (Public Records) $103,500 Public Records
• 2005-01-21 Listed $104,000 MLSNOW
• 2004-11-04 Sold (Public Records) $75,000 Public Records
• 2004-11-04 Sold (MLS) $75,000 MLSNOW
• 2004-08-23 Listed $79,000 MLSNOW
• 2004-05-10 Listing Removed — MLSNOW
• 2004-04-23 Listed $104,900 MLSNOW
• 2004-04-10 Listing Removed — MLSNOW
• 2003-07-28 Listed $104,900 MLSNOW
• 1987-10-30 Sold (Public Records) $43,000 Public Records
• 1985-05-08 Sold (Public Records) $31,000 Public Records
• 1985-04-09 Sold (Public Records) $14,976 Public Records

Property tax history

+2.0%/yr

Latest (2024): $1,446 · -3.0% YoY. Source: county tax records.