1140 Valley Dr NW · North Canton, OH 44720

$159,900

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 2 Days on market

Built 1958 0.25 ac lot $152/sqft · 23% below area Est $207k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Schools +6.7/10.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1140 Valley DR NW, North Canton. This lovely ranch home is located near Price Park & convenient to shopping, restaurants, excellent schools, etc. This home offers 3 bedrooms (with hardwood floors), a full bathroom (with double sinks), recently installed laminate flooring (2019) in the living room, and the eat-in kitchen. Also, there is a spacious recreation room on the lower level with a dry bar, a wood-burning fireplace, built-in shelves, and sliders to a charming private patio with rock landscaping/mulch and a nice backyard. Some updates include new Gutters (2020), water heater (2021), vinyl sliding glass door (patio), new concrete front porch (2021), fresh paint in the master bedroom, bathroom, and exterior wall (2021), new LED bathroom light & fan, dual bathroom sinks, new bedroom LED light fixture (2021), new gravel stone (2021). Great starter home or downsizing. Make an appointment for your private showing today!

Key facts

• Double-sink vanity
• Walk-out lower level
• Updated full bath

Tags

• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• STAINLESS DOUBLE OVEN
• UPDATED FULL BATH
• DOUBLE-SINK VANITY
• WALK-OUT LOWER LEVEL

Property features AI

Exterior

• Parking: Driveway; Gravel parking; No garage
• Utilities: Public water; Public sewer; Below-grade finished area available
• Home design: Single-story home; Updated/remodeled condition; Asphalt fiberglass roof; Vinyl siding
• Construction: Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Front porch; Patio

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Gas heating; Fireplace(s) heating (wood-burning); Ceiling fan(s); Wall/window cooling units
• Interior features: Laminate counters; Recessed lighting; Has basement (partially finished with walk-out access); Basement living area includes a fireplace and wood-burning stove
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-18 ($-212/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (14.3% below list).
• Recommended offer: $137k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.1% in North 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 85/100 on livability (#44 in OH, #598 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities D-, commute F.
• North Canton City (suburban): math 77% / reading 79% proficiency, ranked #64 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 226 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $5k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,983 (14.3% 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. Built in 1958 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.86% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $207,340
• List price: $159,900
• Delta: -22.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1140 Valley Dr NW	0.00mi	3/1.0	1,050 (0%)	0mo	$180,000	$171	100
832 S Valley Blvd NW	0.29mi	3/1.0	1,080 (+3%)	1mo	$210,000	$194	81
1171 Terrace Rd NW	0.06mi	3/2.0	1,004 (-4%)	7mo	$213,000	$212	80
906 Valley Dr NW	0.23mi	3/1.0	960 (-9%)	5mo	$147,000	$153	70
1156 Terrace Rd NW	0.10mi	3/1.5	1,200 (+14%)	2mo	$235,000	$196	68
303 W Park Rd NW	0.44mi	3/2.0	1,083 (+3%)	8mo	$225,000	$208	64
1035 Lois Ave NW	0.57mi	3/1.5	1,008 (-4%)	4mo	$210,000	$208	62
727 Lorena St SW	0.59mi	3/2.0	1,082 (+3%)	7mo	$285,000	$263	58
201 Parkview Ave NW	0.48mi	2/1.5 (-1)	1,090 (+4%)	8mo	$157,900	$145	57
1015 Lois Ave NW	0.52mi	2/1.5 (-1)	992 (-6%)	7mo	$160,000	$161	54
115 Parkview Ave NW	0.51mi	3/1.0	1,152 (+10%)	9mo	$205,000	$178	53
230 Parkview Ave NW	0.50mi	3/1.0	1,152 (+10%)	10mo	$224,000	$194	52

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.33×
• Total profit: $-29,962
• Equity at exit: $23,842

10-year hold

• IRR: -17.6%
• Equity multiple: 0.13×
• Total profit: $-39,022
• Equity at exit: $13,825

Cash invested: $44,772 (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 44720

• Rents YoY: 0.8%
• Active inventory: 226
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$839
• Tax from tax record: −$195 /mo · $2,337/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-18

Break-even live

Break-even rent $1,392

Max offer price $156,772

Occupancy floor 96%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 W Maple St Unit 4 Canton, OH	2.0	1.0	800	$1,099	$1.37	13d	1	0.15mi
1105 W Maple St Unit 1105-5 North Canton, OH	2.0	1.0	800	$1,099	$1.37	21d	1	0.16mi
407 Sheraton Dr NW Unit 407 North Canton, OH	2.0	1.5	1200	$1,269	$1.06	13d	1	0.16mi
415 Sheraton Dr NW Unit 415 North Canton, OH	2.0	1.5	1200	$1,269	$1.06	13d	1	0.17mi
1113 N Main St North Canton, OH	2.0	1.0	565	$1,090	$1.93	43d	1	0.89mi
1303 N Main St North Canton, OH	2.0	2.0	1000	$1,415	$1.42	43d	1	0.95mi
4640 Applegrove St NW North Canton, OH	2.0	1.5	1000	$1,199	$1.20	43d	1	0.99mi
4100 Independence Cir NW North Canton, OH	1.0–2.0	1.0–2.0	937	$1,309	$1.40	13d	1	1.10mi
343 Pershing Ave NE North Canton, OH	2.0	1.0	1000	$1,099	$1.10	21d	1	1.22mi
327 Pershing Ave NE Unit 327 North Canton, OH	2.0	1.0	800	$1,099	$1.37	13d	1	1.25mi
201 Rose Lane St SW Unit 205 North Canton, OH	2.0	1.0	1000	$1,149	$1.15	13d	1	1.27mi
171 Applegrove St NE North Canton, OH	1.0–2.0	1.0–2.0	1100	$1,590	$1.45	43d	1	1.28mi
5101 Quail Hill St NW North Canton, OH	2.0	2.0	1039	$1,322	$1.27	43d	1	1.30mi
999999 Applegrove St North Canton, OH	2.0	2.0	1100	$1,682	$1.53	43d	1	1.33mi
1145 S Main St Apt 304 Canton, OH	2.0	1.0	1000	$1,099	$1.10	43d	1	1.34mi
285 Wilbur Dr NE North Canton, OH	1.0–2.0	1.0	908	$1,230	$1.35	43d	1	1.44mi

Listing history 6 events

1. 2026-05-09
   status Pending 1637-char remark
2. 2026-05-07
   listed $159,900 Active 1637-char remark
3. 2021-09-15
   soldstatus $147,000
4. 2021-09-14
   soldstatus $147,000 Closed 955-char remark

   Show marketing remark (955 chars)

   Welcome to 1140 Valley DR NW, North Canton. This lovely ranch home is located near Price Park & convenient to shopping, restaurants, excellent schools, etc. This home offers 3 bedrooms (with hardwood floors), a full bathroom (with double sinks), recently installed laminate flooring (2019) in the living room, and the eat-in kitchen. Also, there is a spacious recreation room on the lower level with a dry bar, a wood-burning fireplace, built-in shelves, and sliders to a charming private patio with rock landscaping/mulch and a nice backyard. Some updates include new Gutters (2020), water heater (2021), vinyl sliding glass door (patio), new concrete front porch (2021), fresh paint in the master bedroom, bathroom, and exterior wall (2021), new LED bathroom light & fan, dual bathroom sinks, new bedroom LED light fixture (2021), new gravel stone (2021). Great starter home or downsizing. Make an appointment for your private showing today!

5. 2021-08-12
   status Pending 955-char remark

   Show marketing remark (955 chars)

   Welcome to 1140 Valley DR NW, North Canton. This lovely ranch home is located near Price Park & convenient to shopping, restaurants, excellent schools, etc. This home offers 3 bedrooms (with hardwood floors), a full bathroom (with double sinks), recently installed laminate flooring (2019) in the living room, and the eat-in kitchen. Also, there is a spacious recreation room on the lower level with a dry bar, a wood-burning fireplace, built-in shelves, and sliders to a charming private patio with rock landscaping/mulch and a nice backyard. Some updates include new Gutters (2020), water heater (2021), vinyl sliding glass door (patio), new concrete front porch (2021), fresh paint in the master bedroom, bathroom, and exterior wall (2021), new LED bathroom light & fan, dual bathroom sinks, new bedroom LED light fixture (2021), new gravel stone (2021). Great starter home or downsizing. Make an appointment for your private showing today!

6. 2021-08-10
   listed $139,900 Active 955-char remark

   Show marketing remark (955 chars)

   Welcome to 1140 Valley DR NW, North Canton. This lovely ranch home is located near Price Park & convenient to shopping, restaurants, excellent schools, etc. This home offers 3 bedrooms (with hardwood floors), a full bathroom (with double sinks), recently installed laminate flooring (2019) in the living room, and the eat-in kitchen. Also, there is a spacious recreation room on the lower level with a dry bar, a wood-burning fireplace, built-in shelves, and sliders to a charming private patio with rock landscaping/mulch and a nice backyard. Some updates include new Gutters (2020), water heater (2021), vinyl sliding glass door (patio), new concrete front porch (2021), fresh paint in the master bedroom, bathroom, and exterior wall (2021), new LED bathroom light & fan, dual bathroom sinks, new bedroom LED light fixture (2021), new gravel stone (2021). Great starter home or downsizing. Make an appointment for your private showing today!

ⓘ 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: $2,337 · $195/mo
• Projected year-2 tax: $2,416 · $201/mo
• Expected delta: +$79/yr (+$7/mo · 3.4%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,438
• − Mortgage interest: −$8,957
• − Property taxes: −$2,337
• − Insurance: −$800
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$4,652
• Taxable loss: −$2,937
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $492/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: North Canton City
• NCES district ID: 3904450
• Math proficiency: 77% ▼ -6.00%
• Reading proficiency: 79% ▼ -4.00%
• Median HH income: $59,644
• Composite: 66.92/100
• National rank: #400
• State rank: #64 of 656 in OH

Livability — North Canton

• Score: 85/100
• State rank: #44
• US rank: #598

Category grades

Amenities D- Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Canton, OH
• County: Stark County · 272,865 people
• City population: 39,851
• Metro: Canton-Massillon, OH
• Population (ZIP): 39,851
• Household income: $82,594
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1068.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2% Asian 2%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -218.69%
• Current HPI: 215.4995
• Rent YoY: ▲ 0.82%
• 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

+28.7% since first listed

7 events — show timeline

• 2026-06-10 Sold (MLS) $180,000 MLSNOW
• 2026-05-09 Pending — MLSNOW
• 2026-05-07 Listed $159,900 MLSNOW
• 2021-09-15 Sold (Public Records) $147,000 Public Records
• 2021-09-14 Sold (MLS) $147,000 MLSNOW
• 2021-08-12 Pending — MLSNOW
• 2021-08-10 Listed $139,900 MLSNOW

Property tax history

+4.8%/yr

Latest (2024): $2,337 · -1.2% YoY. Source: county tax records.