703 Arlington Ave SW · Canton, OH 44706

$85,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 53 Days on market

Built 1910 7,875 sqft lot $83/sqft · at area comps Est $82k · at est.

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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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +6.4/10.0
• ARV discount +5.7/15.0
• 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

Listing remarks MLS

Welcome to 703 Arlington, featuring fresh carpet and paint throughout! Step inside to a bright, refreshed interior that feels inviting and truly move-in ready. The main level offers comfortable living space filled with natural light, along with the convenience of first-floor laundry and a convenient half bath, perfect for guests and everyday living. Whether you’re relaxing at home or hosting friends and family, this home provides a warm and welcoming atmosphere with just the right amount of space to make it your own.

Key facts

• 7,875 sq ft lot
• Built 1910
• Listed 53 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($967 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 90 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $588 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 + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.29%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (median comp): $81,680
• List price: $85,000
• Delta: 4.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1019 Dartmouth Ave SW	0.29mi	2/1.0	959 (-6%)	4mo	$94,675	$99	73
1373 Park Ave SW	0.70mi	2/1.0	1,034 (+1%)	5mo	$40,000	$39	61
1208 Roslyn Ave SW	0.70mi	3/1.0 (+1)	1,040 (+2%)	4mo	$133,000	$128	56
1221 Homewood Ave SW	0.48mi	3/2.0 (+1)	1,084 (+6%)	4mo	$140,000	$129	55
3040 13th St SW	0.67mi	2/1.0	936 (-8%)	7mo	$128,000	$137	49
535 Smith Ave NW	0.63mi	2/2.0	932 (-9%)	4mo	$111,900	$120	49
3115 2nd St NW	0.59mi	2/1.5	1,160 (+14%)	1mo	$130,000	$112	47
1014 Roslyn Ave SW	0.61mi	3/1.0 (+1)	1,128 (+11%)	2mo	$107,500	$95	47
917 Camden Ave SW	0.61mi	3/1.0 (+1)	1,144 (+12%)	3mo	$75,000	$66	44
1016 Clinton Ave SW	0.60mi	3/2.0 (+1)	1,112 (+9%)	5mo	$77,500	$70	43
3057 Grove Pl SW	0.48mi	3/1.0 (+1)	1,171 (+15%)	7mo	$60,000	$51	42
1154 Roslyn Ave SW	0.69mi	3/1.0 (+1)	1,138 (+12%)	3mo	$134,460	$118	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $1,729
• Equity at exit: $12,674

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $21,394
• Equity at exit: $7,349

Cash invested: $23,800 (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: 90
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $967 high
• Mortgage (P&I): −$446
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $244

Break-even live

Break-even rent $658

Max offer price $85,000

Occupancy floor 70%

Sensitivity live

Price	-10% $292	-5% $268	+0% $244	+5% $220	+10% $196
Rent	-10% $167	-5% $206	+0% $244	+5% $282	+10% $320
Rate	-1.0pp $287	-0.5pp $265	base $244	+0.5pp $222	+1.0pp $199

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	45d	1	0.24mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	45d	1	0.25mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	22d	1	0.25mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	15d	1	0.28mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	45d	1	0.35mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	22d	1	0.35mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	15d	1	0.45mi
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	45d	1	0.49mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	15d	1	0.61mi
521 Columbus Ave NW Unit 1 Canton, OH	1.0	1.0	700	$825	$1.18	45d	1	0.62mi
521 Columbus Ave NW Unit 2 Canton, OH	2.0	1.0	900	$875	$0.97	45d	1	0.62mi
521 Columbus Ave NW Canton, OH	2.0	1.0	900	$775	$0.86	22d	1	0.62mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	22d	1	0.62mi
2525 6th St NW Unit NA Canton, OH	2.0	1.0	950	$700	$0.74	45d	1	0.67mi
1380 Garfield Ave SW Canton, OH	2.0	1.0	1212	$995	$0.82	22d	1	0.79mi
1520 Bryan Ave SW Canton, OH	3.0	1.0	1040	$1,100	$1.06	45d	1	0.83mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	22d	1	0.87mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	22d	1	0.93mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	22d	1	0.93mi
1507 Stark Ave SW Canton, OH	3.0	1.0	1188	$975	$0.82	45d	1	0.99mi
1511 Stark Ave SW Canton, OH	2.0	1.0	992	$900	$0.91	45d	1	1.00mi
1511 Stark Ave SW Canton, OH	1.0	1.0	992	$900	$0.91	15d	1	1.00mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$748	$0.82	14d	20	1.01mi
200 High Ave SW Canton, OH	1.0	1.0	750	$700	$0.93	15d	3	1.14mi
1000 Market Ave S Canton, OH	1.0–2.0	1.0–2.0	1500	$4,505	$3.00	14d	12	1.33mi
1335 14th St NW Unit 4 Canton, OH	1.0	1.0	700	$675	$0.96	15d	1	1.47mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	22d	1	1.50mi
1212 Shorb Ave NW #1 Canton, OH	2.0	1.0	832	$850	$1.02	45d	1	1.50mi

Listing history 12 events

1. 2026-06-09
   days on market $85,000 Active 53 DOM
2. 2026-06-08
   days on market $85,000 Active 52 DOM
3. 2026-06-07
   days on market $85,000 Active 51 DOM
4. 2026-06-05
   days on market $85,000 Active 48 DOM
5. 2026-06-03
   days on market $85,000 Active 47 DOM
6. 2026-06-02
   days on market $85,000 Active 46 DOM
7. 2026-06-01
   days on market $85,000 Active 45 DOM
8. 2026-05-31
   days on market $85,000 Active 44 DOM
9. 2026-05-30
   days on market $85,000 Active 43 DOM
10. 2026-04-17
    listed $85,000 Active 528-char remark

    Show marketing remark (528 chars)

    Welcome to 703 Arlington, featuring fresh carpet and paint throughout! Step inside to a bright, refreshed interior that feels inviting and truly move-in ready. The main level offers comfortable living space filled with natural light, along with the convenience of first-floor laundry and a convenient half bath, perfect for guests and everyday living. Whether you’re relaxing at home or hosting friends and family, this home provides a warm and welcoming atmosphere with just the right amount of space to make it your own.

11. 2005-01-06
    soldstatus $262,000
12. 1990-02-20
    soldstatus $19,000

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $896 · $75/mo
• Expected delta: +$430/yr (+$36/mo · 92.0%)

ⓘ 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: $11,604
• − Mortgage interest: −$4,761
• − Property taxes: −$467
• − Insurance: −$425
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$2,473
• Taxable income: $1,621
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $2,537/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

+347.4% since first listed

3 events — show timeline

• 2026-04-17 Listed $85,000 MLSNOW
• 2005-01-06 Sold (Public Records) $262,000 Public Records
• 1990-02-20 Sold (Public Records) $19,000 Public Records

Property tax history

-4.4%/yr

Latest (2024): $467 · -11.0% YoY. Source: county tax records.