None · Reedurban, OH 44708

$87,900

2 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 15 Days on market

Built 1950 0.40 ac lot Est $165k · 47% 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 +9.6/10.0
• Schools +5.8/10.0
• Rent growth +4.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.4 acre lot
• Garage
• Built 1950

Tags

• ROOF COMPLETED RECENTLY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Perry Local (suburban): math 63% / reading 73% proficiency, ranked #173 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: T C Knapp Elementary School (math 82% / reading 72%, grade A, #221 of 1,584 statewide, top 16%, 416 students, 24% FRL); Edison Middle School (math 61% / reading 75%, grade A-, #155 of 654 statewide, top 24%, 689 students, 37% FRL); Perry High School (math 36% / reading 72%, grade C-, #331 of 781 statewide, top 43%, 1,478 students, 30% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising fast (+6.7%/yr); 124 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $608 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.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 32y 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,581 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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.
4. 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.
5. 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: 1.46% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.56%
• DSCR: 1.74
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $165,308
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Terrace Ave NW	0.63mi	2/1.0	1,044 (-10%)	1mo	$134,900	$129	54
814 Lakeview Ave NW	0.62mi	3/1.0 (+1)	1,296 (+12%)	0mo	$190,000	$147	46
424 Whipple Ave NW	0.71mi	3/1.0 (+1)	1,254 (+8%)	12mo	$200,000	$159	38
725 Terrace Ave NW	0.72mi	3/1.0 (+1)	1,248 (+8%)	14mo	$179,000	$143	37
4026 9th St NW	0.72mi	3/2.0 (+1)	1,200 (+4%)	24mo	$157,000	$131	32

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: 12.1%
• Equity multiple: 1.51×
• Total profit: $12,452
• Equity at exit: $13,106

10-year hold

• IRR: 24.1%
• Equity multiple: 3.48×
• Total profit: $61,134
• Equity at exit: $7,600

Cash invested: $24,612 (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: 124
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$179 /mo · $2,148/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $340

Break-even live

Break-even rent $856

Max offer price $87,900

Occupancy floor 69%

Sensitivity live

Price	-10% $389	-5% $364	+0% $340	+5% $315	+10% $290
Rent	-10% $238	-5% $289	+0% $340	+5% $390	+10% $441
Rate	-1.0pp $384	-0.5pp $362	base $340	+0.5pp $317	+1.0pp $294

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1819 Miles Ave NW Canton, OH	1.0–2.0	1.0–1.5	900	$1,349	$1.50	15d	1	0.44mi
2740 Shaftesbury Dr NW Canton, OH	1.0–2.0	1.0–2.0	1064	$1,460	$1.37	15d	11	1.10mi

Listing history 11 events

1. 2026-06-21
   days on market $87,900 Active 15 DOM
2. 2026-06-21
   days on market $87,900 Active 14 DOM
3. 2026-06-18
   days on market $87,900 Active 12 DOM
4. 2026-06-17
   days on market $87,900 Active 11 DOM
5. 2026-06-16
   days on market $87,900 Active 10 DOM
6. 2026-06-15
   days on market $87,900 Active 9 DOM
7. 2026-06-13
   days on market $87,900 Active 7 DOM
8. 2026-06-12
   days on market $87,900 Active 6 DOM
9. 2026-06-09
   days on market $87,900 Active 3 DOM
10. 2026-06-08
    days on market $87,900 Active 2 DOM
11. 2026-06-08
    listed $87,900 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: $2,148 · $179/mo
• Projected year-2 tax: $2,148 · $179/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $15,435
• − Mortgage interest: −$4,924
• − Property taxes: −$2,148
• − Insurance: −$440
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,557
• Taxable income: $2,897
• Est. tax owed @ 24.0%: −$695
• After-tax cash flow: $3,379/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: Perry Local
• NCES district ID: 3904992
• Math proficiency: 63% ▼ -10.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $51,700
• Composite: 57.83/100
• National rank: #1048
• State rank: #173 of 656 in OH

Livability — Reedurban

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Stark County · 272,865 people
• 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

+60.1% since first listed

20 events — show timeline

• 2026-06-06 Listed $87,900 MLSNOW
• 2020-11-04 Price Changed $75,000 MLSNOW
• 2020-11-04 Price Changed $75,000 MLSNOW
• 2020-11-04 Price Changed $75,000 MLSNOW
• 2020-11-04 Price Changed $75,000 MLSNOW
• 2020-05-02 Price Changed $75,000 MLSNOW
• 2014-02-12 Price Changed $75,000 MLSNOW
• 2002-01-31 Listing Removed — MLSNOW
• 2001-09-09 Listed $109,900 MLSNOW
• 2001-01-19 Sold (Public Records) $76,500 Public Records
• 2000-12-10 Listing Removed — MLSNOW
• 2000-10-19 Listed $79,500 MLSNOW
• 2000-08-10 Listed $74,000 MLSNOW
• 1999-06-04 Price Changed $109,900 MLSNOW
• 1999-06-04 Price Changed $109,900 MLSNOW
• 1999-06-04 Price Changed $109,900 MLSNOW
• 1999-06-04 Price Changed $109,900 MLSNOW
• 1999-06-04 Price Changed $109,900 MLSNOW
• 1994-08-22 Sold (Public Records) $55,000 Public Records
• 1994-06-07 Listed $54,900 MLSNOW

Property tax history

+4.8%/yr

Latest (2024): $2,148 · +10.2% YoY. Source: county tax records.