923 10th St NW · Canton, OH 44703

$99,900

3 bd · 2.0 ba · 1,840 sqft · MultiFamily public records · 18 Days on market

Built 1875 0.42 ac lot Est $83k · 21% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• 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 MLS

Attention Investors! This large multi-family home near downtown Canton is ready to start making money for you! First-floor unit has a long-term tenant who has taken good care of the unit. Second floor unit needs a little TLC. Full basement with private backyard and detached garage. Separate entrances for each unit and each unit has its own separate utilities. Great income potential!

Key facts

• 0.42 acre lot
• Garage
• Built 1875

Property features AI

Finance

• Financial info: Property contains 2 residential units in 1 building; both units are leased month-to-month with reported rents of $810 each

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Two-story building
• Construction: Wood siding; Asphalt/fiberglass roof
• Exterior features: Lot approximately 0.4211 acres

Interior

• Bedrooms: One 1-bed unit (leased month-to-month); One 2-bed unit (leased month-to-month)
• Bathrooms: Two full bathrooms total (one in each unit)
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.4% 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: Rents rising fast (+4.6%/yr); 30 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• At $1,785/mo this rent would consume 67% of the median local household income ($32k/yr) (locally 644% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 + 4.6% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.
• Current owner paid $20k; list at $100k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1875 — 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: 1.79% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.45%
• DSCR: 2.44
• GRM: 4.7

CMA / ARV

• ARV (median comp): $82,732
• List price: $99,900
• Delta: 20.75%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
949 Fulton Rd NW	0.16mi	3/3.0	1,868 (+2%)	12mo	$95,000	$51	76
1324-1326 Shorb Ave NW	0.30mi	2/2.0 (-1)	1,872 (+2%)	11mo	$43,000	$23	69
1301 Fulton Rd NW	0.38mi	3/1.5	1,828 (-1%)	21mo	$42,550	$23	62
906 13th St NW	0.23mi	3/3.0	1,696 (-8%)	15mo	$81,000	$48	60
1220 8th St NW	0.31mi	2/2.0 (-1)	1,932 (+5%)	15mo	$95,000	$49	60
907 14th St NW	0.36mi	4/2.0 (+1)	1,740 (-5%)	19mo	$51,000	$29	53
1327 15th St NW	0.52mi	4/2.0 (+1)	1,664 (-10%)	4mo	$138,000	$83	52
1248 18th St NW	0.71mi	3/2.0	1,872 (+2%)	17mo	$105,000	$56	50
1435 15th St NW	0.55mi	3/2.0	1,686 (-8%)	19mo	$92,500	$55	44
514 Lawn Ave NW	0.74mi	4/2.0 (+1)	1,758 (-4%)	12mo	$70,000	$40	43
1117-1119 18th St NW	0.70mi	4/2.0 (+1)	1,768 (-4%)	20mo	$131,000	$74	39

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 2.25×
• Total profit: $34,934
• Equity at exit: $14,895

10-year hold

• IRR: 37.5%
• Equity multiple: 4.75×
• Total profit: $104,936
• Equity at exit: $8,638

Cash invested: $27,972 (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 44703

• Home prices YoY: -20.5%
• Rents YoY: 4.6%
• Active inventory: 30
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$524
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $756

Break-even live

Break-even rent $827

Max offer price $99,900

Occupancy floor 53%

Sensitivity live

Price	-10% $813	-5% $785	+0% $756	+5% $728	+10% $700
Rent	-10% $615	-5% $686	+0% $756	+5% $827	+10% $897
Rate	-1.0pp $807	-0.5pp $782	base $756	+0.5pp $731	+1.0pp $704

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$1,784
Total (2 units)			$1,785

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	44d	1	0.32mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	22d	1	0.39mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	22d	1	0.47mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	44d	1	0.51mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	44d	1	0.76mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	22d	1	0.80mi
1613 Spring Ave NE Canton, OH	3.0	1.0	1320	$1,095	$0.83	22d	1	0.93mi
1029 23rd St NW Canton, OH	3.0	1.0	1356	$1,500	$1.11	14d	1	1.06mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	22d	1	1.11mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	44d	1	1.16mi
1000 Market Ave S Canton, OH	1.0–2.0	1.0–2.0	1500	$4,505	$3.00	14d	12	1.22mi
316 Young Ave NE Canton, OH	4.0	1.0	1268	$1,050	$0.83	14d	1	1.26mi
2306 6th St SW Canton, OH	4.0	1.5	2086	$1,200	$0.58	22d	1	1.27mi
3034 12th St NW Canton, OH	2.0	1.0	1724	$1,125	$0.65	22d	1	1.44mi

Listing history 8 events

1. 2026-05-17
   status Pending 207-char remark
2. 2026-04-29
   listed $99,900 Active 207-char remark
3. 2019-11-27
   soldstatus $20,000
4. 2019-11-26
   soldstatus $20,000 Closed 388-char remark

   Show marketing remark (388 chars)

   Attention Investors! This large multi-family home near downtown Canton is ready to start making money for you! First-floor unit has a long-term tenant who has taken good care of the unit. Second floor unit needs a little TLC. Full basement with private backyard and detached garage. Separate entrances for each unit and each unit has its own separate utilities. Great income potential!

5. 2019-11-08
   status Pending 388-char remark

   Show marketing remark (388 chars)

   Attention Investors! This large multi-family home near downtown Canton is ready to start making money for you! First-floor unit has a long-term tenant who has taken good care of the unit. Second floor unit needs a little TLC. Full basement with private backyard and detached garage. Separate entrances for each unit and each unit has its own separate utilities. Great income potential!

6. 2019-08-26
   price $42,500 388-char remark

   Show marketing remark (388 chars)

   Attention Investors! This large multi-family home near downtown Canton is ready to start making money for you! First-floor unit has a long-term tenant who has taken good care of the unit. Second floor unit needs a little TLC. Full basement with private backyard and detached garage. Separate entrances for each unit and each unit has its own separate utilities. Great income potential!

7. 2019-06-28
   listed $44,900 Active 388-char remark

   Show marketing remark (388 chars)

   Attention Investors! This large multi-family home near downtown Canton is ready to start making money for you! First-floor unit has a long-term tenant who has taken good care of the unit. Second floor unit needs a little TLC. Full basement with private backyard and detached garage. Separate entrances for each unit and each unit has its own separate utilities. Great income potential!

8. 1998-11-24
   soldstatus $44,780

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,308 · $109/mo
• Expected delta: +$250/yr (+$21/mo · 23.7%)

ⓘ 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: $21,420
• − Mortgage interest: −$5,596
• − Property taxes: −$1,058
• − Insurance: −$500
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$2,906
• Taxable income: $7,933
• Est. tax owed @ 24.0%: −$1,904
• After-tax cash flow: $7,174/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): 8,070
• Household income: $31,957
• Rent vs Own: 67.2% rent · 32.8% own
• Severe rent burden: 644.0

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 0.62)
• Race & ethnicity: White 58% Two or more races 19% Black 19% Hispanic / Latino 8% Pacific Islander 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 15% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada

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: ▼ -56.64%
• Current HPI: 220.0551
• Rent YoY: ▲ 4.61%
• 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

+123.1% since first listed

8 events — show timeline

• 2026-05-17 Pending — MLSNOW
• 2026-04-29 Listed $99,900 MLSNOW
• 2019-11-27 Sold (Public Records) $20,000 Public Records
• 2019-11-26 Sold (MLS) $20,000 MLSNOW
• 2019-11-08 Pending — MLSNOW
• 2019-08-26 Price Changed $42,500 MLSNOW
• 2019-06-28 Listed $44,900 MLSNOW
• 1998-11-24 Sold (Public Records) $44,780 Public Records

Property tax history

+1.9%/yr

Latest (2024): $1,058 · +58.5% YoY. Source: county tax records.