345 Roslyn Ave NW · Canton, OH 44708

$145,900

3 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 36 Days on market

Built 1939 5,100 sqft lot Est $145k · at est.

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Why this score? — see what drove the F 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 +9.9/30.0
• ARV discount +7.3/15.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• DSCR +2.8/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 4-bedroom, 2-bath home. With 1 bedroom and 1 bath on the main floor this property is a great opportunity for homeowners or investors alike. You'll find inside a functional layout with spacious living areas and plenty of natural light throughout. The home has been cared for, making it move-in ready while still offering potential to add your own personal touches. Property also features a two-car garage, providing ample parking and storage space. Whether you're looking for your first home or a solid investment, this property delivers value, space, and convenience. Schedule your private showing today!

Key facts

• 5,100 sq ft lot
• 2 garage spots
• Built 1939

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway and on-street parking available
• Utilities: Public water; Public sewer
• Home design: Vinyl and wood siding exterior; Asphalt roof
• Construction: Vinyl siding and wood siding construction; Asphalt roof
• Exterior features: Rear covered porch; Front porch; Hot tub / spa

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One main-level bedroom; Multiple second-level bedrooms
• Flooring: Wood flooring in living room, some bedrooms, and basement areas; Laminate flooring in one first-level room; Linoleum flooring in kitchen, dining room, entry/foyer, and a bathroom
• Bathrooms: Two full bathrooms; One full bathroom on the main level
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Partially finished basement with sump pump; Fireplace in living room; Rear covered porch and front porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (25.1% below list).
• Recommended offer: $109k (25.1% below list) — sets the bar for 1% rule.

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 (+6.7%/yr); 119 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1k of loan paydown is wiped out by about $4k 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 36 days — a 3% lower offer ($142k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,208 (25.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $145,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
345 Roslyn Ave NW	0.00mi	4/2.0 (+1)	1,296 (0%)	1mo	$145,900	$113	92
131 Roslyn Ave NW	0.22mi	3/1.5	1,352 (+4%)	3mo	$178,500	$132	80
222 Montrose Ave NW	0.22mi	3/1.0	1,368 (+6%)	1mo	$175,000	$128	78
3014 2nd St NW	0.26mi	3/1.0	1,200 (-7%)	2mo	$95,000	$79	72
3115 2nd St NW	0.17mi	2/1.5 (-1)	1,160 (-10%)	1mo	$130,000	$112	69
354 Clarendon Ave NW	0.47mi	2/1.0 (-1)	1,317 (+2%)	0mo	$93,500	$71	68
3016 9th St SW	0.60mi	4/1.5 (+1)	1,296 (0%)	1mo	$170,000	$131	66
814 Lakeview Ave NW	0.71mi	3/1.0	1,296 (0%)	0mo	$190,000	$147	65
2322 9th St NW	0.71mi	3/2.0	1,296 (0%)	1mo	$75,000	$58	64
519 Columbus Ave NW	0.54mi	3/2.0	1,228 (-5%)	2mo	$105,000	$86	62
824 Smith Ave NW	0.74mi	3/1.0	1,264 (-2%)	0mo	$126,000	$100	59
1014 Roslyn Ave SW	0.64mi	3/1.0	1,128 (-13%)	2mo	$107,500	$95	45

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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.38×
• Total profit: $-25,170
• Equity at exit: $21,754

10-year hold

• IRR: -3.4%
• Equity multiple: 0.74×
• Total profit: $-10,567
• Equity at exit: $12,615

Cash invested: $40,852 (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 44708

• Rents YoY: 6.7%
• Active inventory: 119
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,092 high
• Mortgage (P&I): −$765
• Tax from tax record: −$127 /mo · $1,528/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-90

Break-even live

Break-even rent $1,207

Max offer price $129,916

Occupancy floor —

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 6th St NW Unit NA Canton, OH	2.0	1.0	950	$700	$0.74	44d	1	0.51mi
521 Columbus Ave NW Unit 2 Canton, OH	2.0	1.0	900	$875	$0.97	44d	1	0.53mi
521 Columbus Ave NW Canton, OH	2.0	1.0	900	$775	$0.86	21d	1	0.53mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	13d	1	0.54mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	21d	1	0.55mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	21d	1	0.55mi
3034 12th St NW Canton, OH	2.0	1.0	1724	$1,125	$0.65	21d	1	0.59mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	21d	1	0.63mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	21d	1	0.64mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	44d	1	0.66mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	44d	1	0.69mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	21d	1	0.69mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	44d	1	0.72mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	13d	1	0.95mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	21d	1	1.00mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	13d	1	1.04mi
2901 17th St NW Canton, OH	2.0	1.0	1000	$885	$0.89	21d	1	1.14mi
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	44d	1	1.23mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	44d	1	1.42mi
1520 Bryan Ave SW Canton, OH	3.0	1.0	1040	$1,100	$1.06	44d	1	1.46mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	44d	1	1.47mi

Listing history 3 events

1. 2026-05-24
   status Pending
2. 2026-04-21
   historical Contingent
3. 2026-04-18
   listed $145,900 Active

ⓘ 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: $1,528 · $127/mo
• Projected year-2 tax: $1,902 · $158/mo
• Expected delta: +$374/yr (+$31/mo · 24.5%)

ⓘ 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: $13,105
• − Mortgage interest: −$8,173
• − Property taxes: −$1,528
• − Insurance: −$730
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$4,244
• Taxable loss: −$3,666
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $-206/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): 24,285
• Household income: $63,706
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 725.0

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 (80%)
• Race & ethnicity: White 80% Black 8% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 8% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Tagalog/Filipino 1%

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: ▼ -168.35%
• Current HPI: 206.298
• Rent YoY: ▲ 6.73%
• 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

3 events — show timeline

• 2026-05-24 Pending — MLSNOW
• 2026-04-21 Contingent — MLSNOW
• 2026-04-18 Listed $145,900 MLSNOW

Property tax history

+1.6%/yr

Latest (2024): $1,528 · -22.7% YoY. Source: county tax records.