2221 6th St SW · Canton, OH 44706

$109,900

16 bd · 16.0 ba · 988 sqft · Other public records · 16 Days on market

Built 1932 6,394 sqft lot $111/sqft · 217% above area Est $150k · 27% under ↓ 12% since listing

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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 +23.3/30.0
• ARV discount +15.0/15.0
• 1% rule +8.2/10.0
• DSCR +7.5/10.0
• 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

This brick quadruplex offers four 1-bedroom, 1-bath units, with on-site/outside parking, this property is a great addition to a rental portfolio or a chance to build future income potential. The owner currently pays water, sewer, and trash. Additional features include forced air gas heat, public water/sewer, and a full unfinished basement with storage space plus walk-out/walk-up access. Conveniently located near Harrison Ave with easy access to area amenities and commuter routes.

Key facts

• Walk-out access
• On-site parking
• Forced air gas heat

Tags

• ON-SITE PARKING
• FORCED AIR GAS HEAT
• FULL UNFINISHED BASEMENT
• WALK-OUT ACCESS
• EASY ACCESS TO AREA AMENITIES

Property features AI

Finance

• Financial info: Owner pays sewer, water and trash collection

Exterior

• Parking: On-site outdoor parking lot
• Utilities: Public water; Public sewer
• Home design: Single-story building; Brick construction; Asphalt/fiberglass roof
• Construction: Brick construction; Asphalt and fiberglass roof
• Exterior features: On-site outdoor parking lot

Interior

• Bathrooms: Four full bathrooms
• Heating & cooling: Forced air heating (gas); Wall/window cooling units
• Interior features: Basement with storage space; Unfinished basement; Basement with walk-up and walk-out access

What this means for you Summary

Snapshot

• This is a 16-bed/16.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 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 $760 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 3.6% of price; built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.32% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 6.3

CMA / ARV

• ARV (median comp): $149,630
• List price: $109,900
• Delta: -16.46%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-4,864
• Equity at exit: $16,386

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $12,814
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$325 /mo · $3,903/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $201

Break-even live

Break-even rent $1,199

Max offer price $109,900

Occupancy floor 81%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $109,900 Active 16 DOM
2. 2026-06-17
   days on market $109,900 Active 15 DOM
3. 2026-06-16
   days on market $109,900 Active 14 DOM
4. 2026-06-15
   days on market $109,900 Active 13 DOM
5. 2026-06-14
   days on market $109,900 Active 11 DOM
6. 2026-06-13
   days on market $109,900 Active 10 DOM
7. 2026-06-10
   days on market $109,900 Active 8 DOM
8. 2026-06-09
   days on market $109,900 Active 7 DOM
9. 2026-06-08
   days on market $109,900 Active 6 DOM
10. 2026-06-07
    days on market $109,900 Active 5 DOM
11. 2026-06-05
    days on market $109,900 Active 2 DOM
12. 2026-06-03
    pricedays on marketlisting id $109,900 Active 1 DOM
13. 2026-06-02
    days on market $125,000 Active 20 DOM
14. 2026-06-01
    days on market $125,000 Active 19 DOM
15. 2026-05-31
    days on market $125,000 Active 18 DOM
16. 2026-05-30
    days on market $125,000 Active 17 DOM
17. 2026-05-13
    listed $125,000 Active 484-char remark

ⓘ 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: $3,903 · $325/mo
• Projected year-2 tax: $3,903 · $325/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: $17,445
• − Mortgage interest: −$6,156
• − Property taxes: −$3,903
• − Insurance: −$550
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$3,197
• Taxable income: $848
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $2,210/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

-12.1% since first listed

3 events — show timeline

• 2026-06-02 Listed $109,900 MLSNOW
• 2026-06-02 Listing Removed — MLSNOW
• 2026-05-13 Listed $125,000 MLSNOW

Property tax history

+11.9%/yr

Latest (2024): $3,903 · +96.3% YoY. Source: county tax records.