1103 Greenfield Ave SW · Canton, OH 44706

$119,900

4 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 8 Days on market

Built 1912 5,749 sqft lot Est $115k · at est.

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Why this score? — see what drove the D+ 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 +21.5/30.0
• DSCR +6.9/10.0
• ARV discount +5.6/15.0
• 1% rule +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully Updated 4-Bedroom Home with First-Floor bedroom! Welcome to this charming, move-in-ready 1,744 sq ft home with 4 bedrooms and 1.5 baths. Nicely updated throughout, this home features fresh paint and newer flooring. The main level offers convenient first-floor living, along with a fully remodeled kitchen boasting white cabinets, newer laminate countertops, and access to the backyard. The dining room and living room showcase newer vinyl flooring, and all trim has been freshly painted white. A half bath completes the first floor. Upstairs, you'll find three oversized bedrooms, each with large closets. The full bath has been remodeled and updated. Need extra space? The finished atti

Key facts

• Finished attic
• Newer plumbing
• First floor living

Tags

• FIRST FLOOR LIVING
• FULLY REMODELED KITCHEN
• FINISHED ATTIC
• FULLY FENCED BACKYARD
• UPDATED ELECTRICAL PANEL
• NEWER PLUMBING

Property features AI

Exterior

• Parking: Alley access; Driveway; Unpaved parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt/Fiberglass roof
• Exterior features: Deck; Full wood fencing; Corner lot

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.1% 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.
• Zoned schools: Cedar Elementary School (math 15% / reading 18%, grade F, #1,363 of 1,584 statewide, top 86%, 399 students, 0% FRL); Crenshaw Middle School (math 10% / reading 19%, grade F, #630 of 654 statewide, top 97%, 774 students, 0% FRL); Mckinley High School (math 8% / reading 29%, grade F, #683 of 781 statewide, top 88%, 2,154 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 91 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $829 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $120k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1912 — 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. 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?
4. 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?
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: 1.02% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $115,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Arlington Ave SW	0.21mi	4/1.5	1,598 (-8%)	1mo	$124,900	$78	73
931 Smith Ave SW	0.19mi	4/2.0	1,586 (-9%)	5mo	$110,000	$69	72
1115 Dueber Ave SW	0.13mi	3/1.5 (-1)	1,580 (-9%)	4mo	$90,400	$57	68
803 Garfield Ave SW	0.30mi	4/1.0	1,716 (-2%)	17mo	$55,000	$32	65
2307 6th St SW	0.42mi	3/2.0 (-1)	1,631 (-6%)	1mo	$175,000	$107	64
2416 9th St SW	0.29mi	4/2.0	1,552 (-11%)	5mo	$103,000	$66	64
707 Harrison Ave SW	0.26mi	3/1.5 (-1)	1,770 (+2%)	21mo	$99,000	$56	60
1355 Garfield Ave SW	0.41mi	4/2.0	1,856 (+6%)	12mo	$125,000	$67	60
1017 Smith Ave SW	0.16mi	5/2.0 (+1)	1,522 (-13%)	9mo	$127,650	$84	59
1030 Dartmouth Ave SW	0.40mi	3/1.0 (-1)	1,560 (-11%)	2mo	$96,800	$62	53
802 Garfield Ave SW	0.31mi	3/1.0 (-1)	1,584 (-9%)	17mo	$55,000	$35	47
625 Exeter Ave SW	0.61mi	4/1.0	1,890 (+8%)	17mo	$105,000	$56	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-7,906
• Equity at exit: $17,877

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $7,938
• Equity at exit: $10,367

Cash invested: $33,572 (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 44706

• Active inventory: 91
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,229 high
• Mortgage (P&I): −$629
• Tax from tax record: −$111 /mo · $1,331/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $181

Break-even live

Break-even rent $1,000

Max offer price $119,900

Occupancy floor 80%

Sensitivity live

Price	-10% $249	-5% $215	+0% $181	+5% $147	+10% $113
Rent	-10% $84	-5% $132	+0% $181	+5% $230	+10% $278
Rate	-1.0pp $241	-0.5pp $211	base $181	+0.5pp $150	+1.0pp $118

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	22d	1	0.10mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	15d	1	0.22mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	15d	1	0.35mi
2306 6th St SW Canton, OH	4.0	1.5	2086	$1,200	$0.58	22d	1	0.41mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	45d	1	0.54mi
1507 Stark Ave SW Canton, OH	3.0	1.0	1188	$975	$0.82	45d	1	0.65mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	45d	1	0.78mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	22d	1	0.82mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	15d	1	0.84mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	15d	20	0.98mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	45d	1	1.12mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	22d	1	1.18mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	22d	1	1.26mi

Listing history 14 events

1. 2026-06-09
   statusdays on market $119,900 Pending 8 DOM
2. 2026-06-08
   days on market $119,900 Active 7 DOM
3. 2026-06-07
   days on market $119,900 Active 6 DOM
4. 2026-06-05
   days on market $119,900 Active 3 DOM
5. 2026-06-03
   days on market $119,900 Active 2 DOM
6. 2026-06-01
   pricedays on marketlisting id $119,900 Active 1 DOM
7. 2026-05-31
   days on market $129,900 Active 9 DOM
8. 2026-05-30
   days on market $129,900 Active 8 DOM
9. 2026-05-22
   listed $129,900 Active
10. 2005-07-27
    historical
11. 2005-01-27
    listed $74,900
12. 2005-01-24
    soldstatus $65,000
13. 2004-06-24
    soldstatus $14,000
14. 2004-04-21
    soldstatus $11,300

ⓘ 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: $1,331 · $111/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$270/yr (+$22/mo · 20.3%)

ⓘ 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: $14,743
• − Mortgage interest: −$6,716
• − Property taxes: −$1,331
• − Insurance: −$600
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$3,488
• Taxable income: $250
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $2,112/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): 16,496
• Household income: $58,228
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 502.0

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 (84%)
• Race & ethnicity: White 84% Black 8% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -156.35%
• Current HPI: 239.851
• Rent YoY: —
• 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

+1049.6% since first listed

6 events — show timeline

• 2026-05-22 Listed $129,900 MLSNOW
• 2005-07-27 Listing Removed — MLSNOW
• 2005-01-27 Listed $74,900 MLSNOW
• 2005-01-24 Sold (Public Records) $65,000 Public Records
• 2004-06-24 Sold (Public Records) $14,000 Public Records
• 2004-04-21 Sold (Public Records) $11,300 Public Records

Property tax history

+6.5%/yr

Latest (2024): $1,331 · +92.8% YoY. Source: county tax records.