1629 Gibbs Ave NE · Canton, OH 44705

$79,800

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 14 Days on market

Built 1926 4,617 sqft lot $69/sqft · 17% below area Est $96k · 17% under ↓ 17% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

Key facts

• 4,617 sq ft lot
• Parking
• Built 1926

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.8% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 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.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,800

Questions for the listing agent

1. Built in 1926 — 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. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.63%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

• ARV (median comp): $96,288
• List price: $79,800
• Delta: -17.12%
• 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
1629 Gibbs Ave NE	0.00mi	3/1.0	1,152 (0%)	0mo	$75,000	$65	100
601 Melrose Pl NE	0.30mi	3/1.0	1,158 (+0%)	2mo	$75,000	$65	84
1311 18th St NE	0.24mi	3/1.0	1,100 (-4%)	1mo	$125,000	$114	80
1446 Downing Ct NE	0.21mi	3/1.0	1,248 (+8%)	1mo	$10,000	$8	75
1115 21st St NE	0.40mi	3/1.0	1,053 (-9%)	0mo	$125,000	$119	67
1525 14th St NE	0.40mi	3/1.0	1,264 (+10%)	2mo	$21,900	$17	63
1624 May Pl NE	0.42mi	2/1.0 (-1)	1,222 (+6%)	3mo	$108,150	$89	63
1003 Sherlock Pl NE	0.32mi	3/1.0	1,008 (-12%)	2mo	$80,000	$79	63
1220 Havana Pl NE	0.70mi	3/1.0	1,208 (+5%)	1mo	$163,000	$135	59
1529 23rd St NE	0.62mi	3/2.0	1,239 (+8%)	1mo	$162,000	$131	54
1410 Colonial Blvd NE	0.72mi	2/2.0 (-1)	1,171 (+2%)	2mo	$145,000	$124	53
2005 17th St NE	0.71mi	3/1.0	1,040 (-10%)	1mo	$144,100	$139	50

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: 8.5%
• Equity multiple: 1.32×
• Total profit: $7,184
• Equity at exit: $11,898

10-year hold

• IRR: 15.2%
• Equity multiple: 2.07×
• Total profit: $24,010
• Equity at exit: $6,900

Cash invested: $22,344 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,068 high
• Mortgage (P&I): −$418
• Tax from tax record: −$27 /mo · $321/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $365

Break-even live

Break-even rent $606

Max offer price $79,800

Occupancy floor 61%

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: $19,950
• Closing costs: $2,394
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1613 Spring Ave NE Canton, OH	3.0	1.0	1320	$1,095	$0.83	20d	1	0.17mi
1629 Spring Ave NE Unit Na Canton, OH	2.0	1.0	1100	$836	$0.76	20d	1	0.17mi
1524 Parkhill Pl NE Canton, OH	3.0	1.0	856	$995	$1.16	43d	1	0.39mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	13d	1	0.41mi
1206 Lawrence Rd NE Apt 3 Canton, OH	2.0	1.0	900	$950	$1.06	20d	1	0.56mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	43d	1	0.57mi
2018 Maple Ave NE Canton, OH	2.0	1.0	1206	$950	$0.79	13d	1	0.62mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	20d	1	0.71mi
1307 Woodland Ave NW Unit 2 Canton, OH	2.0	1.0	973	$675	$0.69	43d	1	0.72mi
2213 17th St NE Canton, OH	2.0	1.0	1132	$1,100	$0.97	44d	1	0.90mi
1212 Shorb Ave NW #1 Canton, OH	2.0	1.0	832	$850	$1.02	43d	1	0.97mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	20d	1	0.99mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	20d	1	1.15mi
1224 15th St NW Unit 1 Canton, OH	2.0	1.0	900	$749	$0.83	20d	1	1.16mi
1029 23rd St NW Canton, OH	3.0	1.0	1356	$1,500	$1.11	13d	1	1.17mi
316 Young Ave NE Canton, OH	4.0	1.0	1268	$1,050	$0.83	13d	1	1.19mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	20d	1	1.22mi
1511 2nd St NE Canton, OH	3.0	1.0	1129	$1,250	$1.11	43d	1	1.30mi
1906 6th St NE Unit 1906-002 Canton, OH	3.0	1.0	906	$1,000	$1.10	13d	1	1.32mi
1946 Otto Pl NE Canton, OH	3.0	1.0	1499	$28,000	$18.68	13d	1	1.43mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	13d	20	1.45mi

Listing history 6 events

1. 2026-05-12
   listed $79,800 Active 416-char remark
2. 2026-03-20
   status Pending
3. 2026-03-12
   historical
4. 2026-03-03
   price $83,900
5. 2026-02-09
   price $84,900
6. 2026-01-12
   listed $89,900 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: $321 · $27/mo
• Projected year-2 tax: $783 · $65/mo
• Expected delta: +$462/yr (+$38/mo · 143.6%)

ⓘ 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: $12,819
• − Mortgage interest: −$4,470
• − Property taxes: −$321
• − Insurance: −$399
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,321
• Taxable income: $3,256
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $3,604/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

-16.6% since first listed

9 events — show timeline

• 2026-06-05 Sold (Public Records) $75,000 Public Records
• 2026-06-05 Sold (MLS) $75,000 MLSNOW
• 2026-05-27 Pending — MLSNOW
• 2026-05-12 Listed $79,800 MLSNOW
• 2026-03-20 Pending — MLSNOW
• 2026-03-12 Listing Removed — MLSNOW
• 2026-03-03 Price Changed $83,900 MLSNOW
• 2026-02-09 Price Changed $84,900 MLSNOW
• 2026-01-12 Listed $89,900 MLSNOW

Property tax history

+18.9%/yr

Latest (2024): $321 · +804.0% YoY. Source: county tax records.