2217 40th St NE · Canton, OH 44705

$167,500

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 2 Days on market

Built 1958 6,899 sqft lot

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Why this score? — see what drove the D 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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

* * ADORABLE, Solid One Floor Living Brick RANCH In Plain Twp W/ Many Updates Features 1,700+ Finished Sq. Ft. Including 3 Bdrms, 1.5 Bathrms, FINISHED Basement & Garage! * Sit Outside & Relax ~ Such A Peaceful Back Yard W/ Dual Decks For Entertaining, Including A Large 12x19 Covered Deck & Tree Lined Behind For Privacy! * Front Deck/Porch Entry * HUGE UPDATES/IMPROVEMENTS 2026 Include: NEW Dimensional Shingle ROOF, NEW CENTRAL AIR CONDITIONING, NEW FURNACE, ELECTRICAL Panel + Main Service Line, LUXURY Plank Flooring, Carpet, Freshly Painted 1st Floor, Main Bathrm: Vanity, Lighting, Toilet, Fixtures, Kitchen Dishwasher + GAS Range W/ Stainless Steel Hood, Plumbing, New

Key facts

• Covered deck
• Dual decks
• Finished basement

Tags

• FINISHED BASEMENT
• PEACEFUL BACK YARD
• DUAL DECKS
• COVERED DECK
• NEW ROOF
• NEW CENTRAL AIR CONDITIONING

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Updated/remodeled condition
• Construction: Brick construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Covered patio/porch; Deck; Front porch

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Chandelier; Eat-in kitchen; Natural woodwork; Finished full basement
• Laundry & utility: Washer; Dryer (laundry in basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-7 ($-87/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (23.6% below list).
• Recommended offer: $128k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• 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 soft (-0.2%/yr); 71 active listings in the ZIP; lower-income renter base — watch delinquency; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $5k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $168k implies a 272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,983 (23.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — 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. 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?
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: 0.76% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.33×
• Total profit: $-31,421
• Equity at exit: $24,975

10-year hold

• IRR: -19.4%
• Equity multiple: 0.09×
• Total profit: $-42,720
• Equity at exit: $14,482

Cash invested: $46,900 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-7

Break-even live

Break-even rent $1,289

Max offer price $166,219

Occupancy floor 96%

Sensitivity live

Price	-10% $88	-5% $40	+0% $-7	+5% $-55	+10% $-102
Rent	-10% $-108	-5% $-58	+0% $-7	+5% $43	+10% $94
Rate	-1.0pp $77	-0.5pp $35	base $-7	+0.5pp $-51	+1.0pp $-95

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-07
   statusdays on market $167,500 Pending 2 DOM
2. 2026-06-05
   remarks 687-char remark
3. 2026-06-05
   listed $167,500 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: $842 · $70/mo
• Projected year-2 tax: $1,727 · $144/mo
• Expected delta: +$886/yr (+$74/mo · 105.2%)

ⓘ 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: $15,358
• − Mortgage interest: −$9,383
• − Property taxes: −$842
• − Insurance: −$838
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$4,873
• Taxable loss: −$3,034
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $641/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): 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

+272.2% since first listed

2 events — show timeline

• 2026-06-04 Listed $167,500 MLSNOW
• 1996-01-16 Sold (Public Records) $45,000 Public Records

Property tax history

+0.5%/yr

Latest (2024): $842 · +4.9% YoY. Source: county tax records.