1620 Sandwith Ave SW · Canton, OH 44706

$49,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 15 Days on market

Built 1947 4,103 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

Listing remarks

Great Starter or investor opportunity. 3 bedroom cape. Well kept surrounding properties. Full basement, nice front porch. Back yard mostly fenced. Owned by Secretary of Veterans Affairs and sells as-is. Buyer or buyer agent to verify all information herein. Some information may be estimated. Access to garage off rear alley. Garage has added shed type storage with access from back yard. Buyer to choose their own title company and buyer to pay all title company and transfer related costs. See agent information for offer process. Successful offeror will be presented with and to sign Seller's proprietary Sale Agreement, which when fully executed, will replace any local or state offer/purchase a

Key facts

• Back yard
• Front porch
• Full basement

Tags

• FULL BASEMENT
• FRONT PORCH
• BACK YARD
• SHED TYPE STORAGE

Property features AI

Exterior

• Parking: Detached garage (2 car) on unpaved surface
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Two-story home; Vinyl siding; Metal roof
• Construction: Vinyl siding construction; Metal roof; Built (year source: public records)
• Exterior features: Front porch; Chain-link fencing

Interior

• Kitchen: Kitchen on first level
• Bedrooms: Two main-level bedrooms; One second-level bedroom (25.0 x 8.0)
• Flooring: Carpet in some bedrooms; Wood flooring in living room and one bedroom; Other flooring in kitchen
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air gas heating
• Interior features: Full, unfinished basement
• Laundry & utility: Washer and dryer in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.8% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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 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: 2.11% ✓
• Cap rate: 17.76%
• Cash-on-cash: 40.95%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $107,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1622 Clarendon Ave SW	0.16mi	3/1.0	864 (-8%)	4mo	$94,000	$109	76
1653 Bedford Ave SW	0.21mi	3/1.0	1,012 (+8%)	3mo	$135,000	$133	74
2918 17th St SW	0.10mi	3/2.0	864 (-8%)	8mo	$148,000	$171	72
3040 13th St SW	0.46mi	2/1.0 (-1)	936 (0%)	7mo	$128,000	$137	68
1251 Homewood Ave SW	0.47mi	2/1.0 (-1)	909 (-3%)	7mo	$84,900	$93	62
1549 Quimby Ave SW	0.18mi	2/1.0 (-1)	832 (-11%)	9mo	$70,000	$84	60
1262 Ardmore Ave SW	0.45mi	2/1.0 (-1)	872 (-7%)	11mo	$83,000	$95	53
1242 Linwood Ave SW	0.67mi	2/1.0 (-1)	944 (+1%)	11mo	$109,900	$116	53
1019 Dartmouth Ave SW	0.73mi	2/1.0 (-1)	959 (+2%)	4mo	$94,675	$99	53
1208 Roslyn Ave SW	0.64mi	3/1.0	1,040 (+11%)	4mo	$133,000	$128	49
1412 Bellflower Ave SW	0.44mi	2/1.5 (-1)	816 (-13%)	4mo	$93,900	$115	47
1373 Park Ave SW	0.62mi	2/1.0 (-1)	1,034 (+10%)	5mo	$40,000	$39	44

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: 37.5%
• Equity multiple: 2.60×
• Total profit: $21,902
• Equity at exit: $7,306

10-year hold

• IRR: 44.1%
• Equity multiple: 5.20×
• Total profit: $57,558
• Equity at exit: $4,237

Cash invested: $13,720 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$257
• Tax from tax record: −$71 /mo · $846/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $468

Break-even live

Break-even rent $440

Max offer price $49,000

Occupancy floor 50%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1520 Bryan Ave SW Canton, OH	3.0	1.0	1040	$1,100	$1.06	44d	1	0.39mi
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	44d	1	0.78mi
1511 Stark Ave SW Canton, OH	2.0	1.0	992	$900	$0.91	44d	1	0.87mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	44d	1	1.19mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	21d	1	1.30mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	44d	1	1.30mi

Listing history 13 events

1. 2026-06-17
   status $49,000 Pending 15 DOM
2. 2026-06-17
   days on market $49,000 Active 15 DOM
3. 2026-06-16
   days on market $49,000 Active 14 DOM
4. 2026-06-15
   days on market $49,000 Active 13 DOM
5. 2026-06-14
   days on market $49,000 Active 11 DOM
6. 2026-06-13
   days on market $49,000 Active 10 DOM
7. 2026-06-10
   days on market $49,000 Active 8 DOM
8. 2026-06-09
   days on market $49,000 Active 7 DOM
9. 2026-06-08
   days on market $49,000 Active 6 DOM
10. 2026-06-07
    days on market $49,000 Active 5 DOM
11. 2026-06-05
    days on market $49,000 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $49,000 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: $846 · $71/mo
• Projected year-2 tax: $846 · $71/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: $12,396
• − Mortgage interest: −$2,745
• − Property taxes: −$846
• − Insurance: −$245
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$1,425
• Taxable income: $5,152
• Est. tax owed @ 24.0%: −$1,236
• After-tax cash flow: $4,382/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

+50.8% since first listed

10 events — show timeline

• 2026-05-31 Listed $49,000 MLSNOW
• 2019-07-31 Listing Removed — MLSNOW
• 2019-06-10 Listed $54,900 MLSNOW
• 2017-09-06 Listing Removed — MLSNOW
• 2017-08-23 Listed $49,900 MLSNOW
• 2007-01-31 Listing Removed — MLSNOW
• 2006-05-03 Listed $63,900 MLSNOW
• 1998-10-27 Sold (Public Records) $52,900 Public Records
• 1998-04-13 Sold (Public Records) $31,100 Public Records
• 1993-07-16 Sold (Public Records) $32,500 Public Records

Property tax history

+15.4%/yr

Latest (2024): $846 · +2.5% YoY. Source: county tax records.