4450 7th St NW · Reedurban, OH 44708

$109,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 7 Days on market

Built 1954 7,801 sqft lot Est $167k · 35% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Schools +5.8/10.0
• 1% rule +5.0/10.0
• Rent growth +4.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Now is your chance to own this investment opportunity in Perry LSD. This brick ranch has just under 1,200 square feet on the main level with a full basement ready to be finished, which includes a second bath. The home has original hardwood flooring in the bedrooms and a wood burner in the front living room. The . 18 acre lot has a fully fenced backyard as well as a 1-car attached garage. ARV is coming in around at a minimum of $220+ depending on the quality of the finish and if the basement is finished for more space. The home is in Perry Twp. but directly off of Whipple Ave and close to Belden, hospitals, and the highway. The home is being sold as-is. The sellers will make no repairs.

Key facts

• Wood burner
• Attached garage
• Full basement

Tags

• BRICK RANCH
• FULL BASEMENT
• ORIGINAL HARDWOOD FLOORING
• WOOD BURNER
• FULLY FENCED BACKYARD
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage with direct access; Driveway; Paved parking; Garage door opener; Electricity to garage
• Utilities: Public water; Public sewer
• Home design: Single-story home; Brick construction; Shingle (asphalt/fiberglass) roof; Property listed as fixer condition
• Construction: Brick exterior; Asphalt/fiberglass roof
• Exterior features: Patio; Front and back yard fencing (chain link and wood, full enclosure)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas heating; Fireplace(s) heat source
• Interior features: Full, partially finished basement with sump pump; Wood-burning fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Perry Local (suburban): math 63% / reading 73% proficiency, ranked #173 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.7%/yr); 120 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $754 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 + 6.7% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y 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 $74k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1954 — 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. 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: 1.00% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $167,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4315 4th St NW	0.21mi	3/1.0	1,120 (-3%)	7mo	$160,000	$143	80
814 Lakeview Ave NW	0.21mi	3/1.0	1,296 (+12%)	0mo	$190,000	$147	69
424 Whipple Ave NW	0.16mi	3/1.0	1,254 (+9%)	12mo	$200,000	$159	68
1101 Terrace Ave NW	0.35mi	2/1.0 (-1)	1,044 (-9%)	1mo	$134,900	$129	62
725 Terrace Ave NW	0.28mi	3/1.0	1,248 (+8%)	13mo	$179,000	$143	62
309 Harter Ave NW	0.58mi	3/1.0	1,166 (+1%)	18mo	$169,000	$145	56
322 Valleyview Ave NW	0.41mi	3/2.0	1,248 (+8%)	22mo	$200,000	$160	45
408 Poplar Ave NW	0.43mi	3/1.0	1,300 (+13%)	18mo	$175,000	$135	44
363 Linwood Ave NW	0.73mi	2/1.5 (-1)	1,035 (-10%)	8mo	$150,000	$145	35
147 Grandview Ave NW	0.53mi	3/1.0	1,314 (+14%)	22mo	$107,750	$82	33
1312 S Park Ave NW	0.70mi	3/1.5	1,280 (+11%)	19mo	$239,000	$187	32
159 Poplar Ave NW	0.60mi	3/2.0	1,300 (+13%)	22mo	$155,900	$120	28

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-4,649
• Equity at exit: $16,252

10-year hold

• IRR: 9.5%
• Equity multiple: 1.85×
• Total profit: $26,083
• Equity at exit: $9,424

Cash invested: $30,520 (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: 120
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,093 high
• Mortgage (P&I): −$572
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $138

Break-even live

Break-even rent $919

Max offer price $109,000

Occupancy floor 82%

Sensitivity live

Price	-10% $199	-5% $168	+0% $138	+5% $107	+10% $76
Rent	-10% $51	-5% $94	+0% $138	+5% $181	+10% $224
Rate	-1.0pp $192	-0.5pp $165	base $138	+0.5pp $109	+1.0pp $81

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1819 Miles Ave NW Canton, OH	1.0–2.0	1.0–1.5	900	$1,349	$1.50	14d	1	0.96mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	14d	1	1.15mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	22d	1	1.20mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	22d	1	1.20mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	22d	1	1.22mi
2525 6th St NW Unit NA Canton, OH	2.0	1.0	950	$700	$0.74	44d	1	1.32mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	22d	1	1.36mi
521 Columbus Ave NW Canton, OH	2.0	1.0	900	$775	$0.86	22d	1	1.36mi
521 Columbus Ave NW Unit 2 Canton, OH	2.0	1.0	900	$875	$0.97	44d	1	1.36mi
2901 17th St NW Canton, OH	2.0	1.0	1000	$885	$0.89	22d	1	1.43mi

Listing history 5 events

1. 2026-06-12
   statusdays on market $109,000 Pending 7 DOM
2. 2026-06-09
   days on market $109,000 Active 6 DOM
3. 2026-06-08
   days on market $109,000 Active 5 DOM
4. 2026-06-08
   remarks 694-char remark
5. 2026-06-08
   listed $109,000 Active 4 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: $1,304 · $109/mo
• Projected year-2 tax: $1,502 · $125/mo
• Expected delta: +$198/yr (+$17/mo · 15.2%)

ⓘ 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: $13,113
• − Mortgage interest: −$6,106
• − Property taxes: −$1,304
• − Insurance: −$545
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$3,171
• Taxable loss: −$111
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $1,677/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: Perry Local
• NCES district ID: 3904992
• Math proficiency: 63% ▼ -10.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $51,700
• Composite: 57.83/100
• National rank: #1048
• State rank: #173 of 656 in OH

Livability — Reedurban

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Reedurban, OH
• County: Stark County · 272,865 people
• 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

+103.7% since first listed

4 events — show timeline

• 2026-06-03 Listed $109,000 MLSNOW
• 1997-04-25 Sold (Public Records) $74,000 Public Records
• 1997-04-04 Listed $77,900 MLSNOW
• 1990-01-26 Sold (Public Records) $53,500 Public Records

Property tax history

+4.8%/yr

Latest (2024): $1,304 · +13.2% YoY. Source: county tax records.