1517 Hammond Ave SW · Canton, OH 44706

$75,000

4 bd · 2.0 ba · 1,308 sqft · MultiFamily public records · 13 Days on market

Built 1893 4,599 sqft lot

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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
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Investor Opportunity with Duplex Conversion Potential! This spacious 4-bedroom, 2-bath single-family home offers excellent income-producing potential with the possibility of conversion to a duplex or multi-family layout. The property's flexible floor plan features separate living spaces that may be well-suited for investors seeking rental income, house hacking opportunities, or value-add improvements. The first floor is heated by an efficient gas furnace, while the second floor has electric baseboard heat, providing independent heating options for each level. With the potential for two kitchens and separate living areas, this property presents a unique opportunity to create multiple rental

Key facts

• Two kitchens
• Flexible floor plan
• 4,599 sq ft lot

Tags

• DUPLEX CONVERSION POTENTIAL
• INCOME PRODUCING POTENTIAL
• FLEXIBLE FLOOR PLAN
• INDEPENDENT HEATING OPTIONS
• TWO KITCHENS
• SEPARATE LIVING AREAS

Property features AI

Finance

• Other: Lot recorded by assessor; Lot size ~0.1056 acres; Above-grade finished area recorded as 1,308 (source: assessor)
• Financial info: No additional financial details provided
• HOA & community: No HOA information provided

Exterior

• Parking: On-street parking
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: 2-story home; Frame construction with vinyl siding; Asphalt shingle roof
• Construction: Built per public records; Frame construction with vinyl siding; Asphalt shingle roof; Concrete, unfinished basement
• Exterior features: Front porch; Above-ground private pool

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms (including 1 main-level bathroom)
• Heating & cooling: Heating: Baseboard, Electric, Forced Air, Gas; Cooling: Window unit(s)
• Interior features: Basement is concrete and unfinished; Has cooling (window units); Has heating
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 18.5% 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: 87 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 33% of the median local income ($58k/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 $519 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1893 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.15% ✓
• Cap rate: 18.54%
• Cash-on-cash: 43.73%
• DSCR: 2.95
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 40.6%
• Equity multiple: 2.74×
• Total profit: $36,602
• Equity at exit: $11,183

10-year hold

• IRR: 46.9%
• Equity multiple: 5.51×
• Total profit: $94,701
• Equity at exit: $6,485

Cash invested: $21,000 (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 44706

• Active inventory: 87
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $765

Break-even live

Break-even rent $642

Max offer price $75,000

Occupancy floor 48%

Sensitivity live

Price	-10% $808	-5% $786	+0% $765	+5% $744	+10% $723
Rent	-10% $638	-5% $702	+0% $765	+5% $829	+10% $892
Rate	-1.0pp $803	-0.5pp $784	base $765	+0.5pp $746	+1.0pp $726

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,610
Total (2 units)			$1,611

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1507 Stark Ave SW Canton, OH	3.0	1.0	1188	$975	$0.82	44d	1	0.08mi
1520 Bryan Ave SW Canton, OH	3.0	1.0	1040	$1,100	$1.06	44d	1	0.40mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	14d	1	0.70mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	21d	1	0.70mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	14d	1	0.73mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	44d	1	1.06mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	44d	1	1.15mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	21d	1	1.27mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	14d	20	1.31mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	14d	1	1.32mi

Listing history 11 events

1. 2026-06-18
   days on market $75,000 Active 13 DOM
2. 2026-06-17
   days on market $75,000 Active 12 DOM
3. 2026-06-16
   days on market $75,000 Active 11 DOM
4. 2026-06-15
   days on market $75,000 Active 10 DOM
5. 2026-06-14
   days on market $75,000 Active 8 DOM
6. 2026-06-13
   days on market $75,000 Active 7 DOM
7. 2026-06-10
   days on market $75,000 Active 5 DOM
8. 2026-06-09
   days on market $75,000 Active 4 DOM
9. 2026-06-08
   days on market $75,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $75,000 Active 2 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: $995 · $83/mo
• Projected year-2 tax: $1,082 · $90/mo
• Expected delta: +$88/yr (+$7/mo · 8.8%)

ⓘ 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: $19,332
• − Mortgage interest: −$4,201
• − Property taxes: −$995
• − Insurance: −$375
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$2,182
• Taxable income: $8,486
• Est. tax owed @ 24.0%: −$2,037
• After-tax cash flow: $7,146/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): 16,496
• Household income: $58,228
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 502.0

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 (84%)
• Race & ethnicity: White 84% Black 8% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -156.35%
• Current HPI: 239.851
• Rent YoY: —
• 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

+66.7% since first listed

3 events — show timeline

• 2026-06-05 Listed $75,000 MLSNOW
• 2002-08-05 Sold (Public Records) $69,000 Public Records
• 2002-05-08 Sold (Public Records) $45,000 Public Records

Property tax history

+3.2%/yr

Latest (2024): $995 · +96.8% YoY. Source: county tax records.