3995 Victory Ave · Canton, OH 44641

$169,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 10 Days on market

Built 1990 1.08 ac lot Est $220k · 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).

• Cash flow +17.4/30.0
• ARV discount +15.0/15.0
• Schools +5.9/10.0
• DSCR +5.4/10.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and well-maintained 3-bedroom, 2-bath ranch offering 1,456 sq ft of comfortable, single-level living in desirable Louisville! Situated on a spacious lot of over 1 acre, this home features an open-concept layout perfect for everyday living and entertaining. The inviting living area flows seamlessly into the kitchen and dining space, creating a bright and airy feel throughout. The private owner’s suite includes its own full bath, while two additional bedrooms provide flexibility for family, guests, or a home office. A 2-car garage offers ample storage and convenience. Enjoy peaceful surroundings with room to roam, all while being just minutes from shopping, dining, and major ro

Key facts

• Private owners suite
• Spacious lot
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE OWNERS SUITE
• SPACIOUS LOT
• PEACEFUL SURROUNDINGS
• MINUTES FROM SHOPPING
• LOUISVILLE SCHOOL DISTRICT

Property features AI

Exterior

• Parking: 2-car garage with garage door opener; Drive-through access
• Utilities: Public sewer; Well water
• Home design: Single-story home; Block foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built per public records
• Exterior features: Lot of approximately 1.08 acres

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Full basement with sump pump
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (12.2% below list).
• Recommended offer: $149k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Louisville City (suburban): math 67% / reading 70% proficiency, ranked #162 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.6%/yr); 88 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $149,118 (12.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $219,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3995 Victory Ave	0.00mi	3/2.0	1,456 (0%)	1mo	$167,000	$115	100
3843 Victory Ave	0.16mi	3/2.0	1,560 (+7%)	11mo	$72,000	$46	72
5149 Francesca St NE	0.74mi	3/2.0	1,452 (-0%)	5mo	$279,900	$193	60
4095 Homeland Ave NE	0.15mi	3/1.0	1,652 (+14%)	12mo	$209,000	$127	57
2831 Long Ave NE	0.40mi	3/1.0	1,526 (+5%)	18mo	$170,000	$111	54
4034 Broadway Ave NE	0.49mi	3/3.0	1,624 (+12%)	3mo	$245,000	$151	51
4661 Eastland Ave	0.71mi	2/1.5 (-1)	1,501 (+3%)	9mo	$267,900	$178	47
5151 Peach St	0.62mi	3/1.0	1,440 (-1%)	22mo	$221,651	$154	47
5783 Louisville St NE	0.73mi	3/2.0	1,248 (-14%)	4mo	$227,500	$182	38
4241 Addison Ave	0.75mi	3/1.5	1,288 (-12%)	9mo	$230,000	$179	36
4128 27th Ter NE	0.65mi	3/2.0	1,296 (-11%)	20mo	$32,000	$25	35
5425 Lesh St	0.53mi	4/1.0 (+1)	1,290 (-11%)	19mo	$195,000	$151	32

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 · 5.57% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.67×
• Total profit: $-15,466
• Equity at exit: $25,333

10-year hold

• IRR: 3.7%
• Equity multiple: 1.29×
• Total profit: $13,934
• Equity at exit: $14,690

Cash invested: $47,572 (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 44641

• Rents YoY: 5.6%
• Active inventory: 88
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,491 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $128

Break-even live

Break-even rent $1,329

Max offer price $169,900

Occupancy floor 86%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3045 Daleford Ave NE Canton, OH	3.0	1.0	1300	$1,059	$0.81	21d	1	0.86mi

Listing history 4 events

1. 2026-04-26
   status Pending
2. 2026-04-21
   status Active
3. 2026-04-15
   status Pending
4. 2026-04-10
   listed $169,900 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: $1,057 · $88/mo
• Projected year-2 tax: $1,854 · $154/mo
• Expected delta: +$797/yr (+$66/mo · 75.4%)

ⓘ 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 · 16 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: $17,894
• − Mortgage interest: −$9,517
• − Property taxes: −$1,057
• − Insurance: −$850
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$4,943
• Taxable loss: −$1,335
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $1,859/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: Louisville City
• NCES district ID: 3904987
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 70% ▼ -4.00%
• Median HH income: $54,455
• Composite: 58.54/100
• National rank: #992
• State rank: #162 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

• County: Stark County · 272,865 people
• City population: 103,614
• Metro: Canton-Massillon, OH
• Population (ZIP): 20,031
• Household income: $80,303
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 344.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1% Black 1%
• Common ancestry: Italian 6% Lithuanian 5% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 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: ▼ -203.38%
• Current HPI: 214.6849
• Rent YoY: ▲ 5.57%
• 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

4 events — show timeline

• 2026-04-26 Pending — MLSNOW
• 2026-04-21 Relisted — MLSNOW
• 2026-04-15 Pending — MLSNOW
• 2026-04-10 Listed $169,900 MLSNOW

Property tax history

+1.6%/yr

Latest (2024): $1,057 · +338.3% YoY. Source: county tax records.