1217 Shriver Ave NE · Canton, OH 44705

$129,900

4 bd · 2.0 ba · 1,760 sqft · MultiFamily public records · 5 Days on market

Built 1922 8,969 sqft lot ↓ 4% since listing

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This is a duplex.

Key facts

• 8,969 sq ft lot
• Built 1922
• Listed 5 days

Property features AI

Finance

• Financial info: Owner pays taxes; Tenants pay all utilities including electricity, gas, heat, hot water, sewer, trash collection, and water; Annual tax amount listed (reference only)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story multifamily building; One building on the lot; Above-grade finished area approximately 1,760 (source: assessor)
• Construction: Built (year source: public records); Vinyl siding and wood siding; Asphalt roof
• Exterior features: Public sewer; Public water

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two 2-bedroom units (each unit: 2 bedrooms)
• Bathrooms: Two full bathrooms (total for property: 2 full baths; each unit listed as having 1 bath)
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Unfinished basement; 12 total rooms
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive. Per door: $293/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 11.7% 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 soft (-0.2%/yr); 71 active listings in the ZIP; 9 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 $1,803/mo this rent would consume 50% of the median local household income ($43k/yr) (locally 524% 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 $898 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $10k; list at $130k implies a 1199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1922 — 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. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.33%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $58,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 St Elmo Ave NE	0.08mi	4/2.0	2,000 (+14%)	2mo	$55,000	$28	72
211 15th St NE	0.58mi	4/2.0	1,985 (+13%)	2mo	$64,900	$33	50
1710-1712 Downing Ct NE	0.57mi	4/2.0	1,920 (+9%)	21mo	$147,500	$77	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.30×
• Total profit: $10,973
• Equity at exit: $19,369

10-year hold

• IRR: 14.6%
• Equity multiple: 2.02×
• Total profit: $37,146
• Equity at exit: $11,231

Cash invested: $36,372 (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 44705

• Rents YoY: -0.2%
• Active inventory: 71
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$681
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $586

Break-even live

Break-even rent $1,061

Max offer price $129,900

Occupancy floor 63%

Sensitivity live

Price	-10% $659	-5% $623	+0% $586	+5% $549	+10% $512
Rent	-10% $443	-5% $515	+0% $586	+5% $657	+10% $728
Rate	-1.0pp $651	-0.5pp $619	base $586	+0.5pp $552	+1.0pp $518

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,804
Total (2 units)			$1,803

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1615 Rowland Ave NE Canton, OH	5.0	1.0	1388	$1,500	$1.08	14d	1	0.41mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	22d	1	0.47mi
1613 Spring Ave NE Canton, OH	3.0	1.0	1320	$1,095	$0.83	22d	1	0.57mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	45d	1	0.66mi
316 Young Ave NE Canton, OH	4.0	1.0	1268	$1,050	$0.83	14d	1	0.78mi
1946 Otto Pl NE Canton, OH	3.0	1.0	1499	$28,000	$18.68	14d	1	0.97mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	22d	1	1.37mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	45d	1	1.41mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	22d	1	1.46mi

Listing history 12 events

1. 2026-06-02
   status $129,900 Pending 5 DOM
2. 2026-06-01
   days on market $129,900 Active 5 DOM
3. 2026-05-31
   days on market $129,900 Active 4 DOM
4. 2026-05-30
   days on market $129,900 Active 3 DOM
5. 2026-05-22
   status Active
6. 2026-04-27
   status Pending
7. 2026-04-13
   listed $129,900 Active
8. 2011-04-29
   soldstatus $10,000 17-char remark

   Show marketing remark (17 chars)

   This is a duplex.

9. 2011-04-20
   listed $23,900 17-char remark

   Show marketing remark (17 chars)

   This is a duplex.

10. 2005-12-31
    historical
11. 2005-08-08
    listed $55,000
12. 2004-11-03
    soldstatus $135,000

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $1,632 · $136/mo
• Expected delta: +$394/yr (+$33/mo · 31.9%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,636
• − Mortgage interest: −$7,276
• − Property taxes: −$1,238
• − Insurance: −$650
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$3,779
• Taxable income: $5,232
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $5,775/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): 16,872
• Household income: $43,439
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 524.0

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 0.60)
• Race & ethnicity: White 58% Black 22% Two or more races 13% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 5% Romanian 4% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% 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: ▼ -200.62%
• Current HPI: 150.1531
• Rent YoY: ▼ -0.23%
• 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

-3.8% since first listed

8 events — show timeline

• 2026-05-22 Relisted — MLSNOW
• 2026-04-27 Pending — MLSNOW
• 2026-04-13 Listed $129,900 MLSNOW
• 2011-04-29 Sold (MLS) $10,000 MLSNOW
• 2011-04-20 Listed $23,900 MLSNOW
• 2005-12-31 Listing Removed — MLSNOW
• 2005-08-08 Listed $55,000 MLSNOW
• 2004-11-03 Sold (Public Records) $135,000 Public Records

Property tax history

-8.1%/yr

Latest (2024): $1,238 · +48.9% YoY. Source: county tax records.