4217 Harrison Ave NW · Canton, OH 44709

$169,900

2 bd · 1.0 ba · 1,510 sqft · SingleFamily public records · 5 Days on market

Built 1946 5,998 sqft lot

---

Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a workshop? This house is all ready for you to claim the extra large garage as a workshop or mechanic's garage, Or just store 4 cars or all your toys. The house has 3 decent sized bedrooms with an extra room upstairs for a possible 4th bedroom, a playroom, a den or maybe a large walk in closet. Home also has a decent sized LR and an eat in kitchen. Walk in from the back yard into a mud room with tons of extra storage space. You'll also find extra play space in the partially finished basement with a wet bar and a full bathroom.

Key facts

• Possible 4th bedroom
• Extra storage space
• Extra large garage

Tags

• EXTRA LARGE GARAGE
• POSSIBLE 4TH BEDROOM
• MUD ROOM
• EXTRA STORAGE SPACE
• PARTIALLY FINISHED BASEMENT
• WET BAR

Property features AI

Exterior

• Parking: Detached garage; Garage with opener; Oversized and tandem spaces; 4 garage spaces
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Construction: Vinyl siding; Asphalt/fiberglass roof; Full finished basement
• Exterior features: Patio; Porch; Corner lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Wet bar; Built-in features; Eat-in kitchen; Primary bedroom on the main level; Storage
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (35.9% below list).
• Recommended offer: $109k (35.9% below list) — sets the bar for 1% rule.

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.
• Plain Local (suburban): math 61% / reading 69% proficiency, ranked #216 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Robert A. Taft Elementary School (math 62% / reading 62%, grade B, #590 of 1,584 statewide, top 41%, 379 students, 63% FRL); Oakwood Middle School (math 58% / reading 66%, grade B+, #242 of 654 statewide, top 38%, 940 students, 43% FRL); Glenoak High School (math 29% / reading 69%, grade D, #422 of 781 statewide, top 54%, 2,067 students, 37% FRL).
• Market conditions: Rents rising (+1.9%/yr); 74 active listings in the ZIP; 4 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 $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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $110k; list at $170k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,834 (35.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.64% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.29%
• DSCR: 0.76
• GRM: 13.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.12×
• Total profit: $-42,076
• Equity at exit: $25,333

10-year hold

• IRR: -27.2%
• Equity multiple: -0.23×
• Total profit: $-58,636
• 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 44709

• Rents YoY: 1.9%
• Active inventory: 74
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$108 /mo · $1,291/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-210

Break-even live

Break-even rent $1,354

Max offer price $132,877

Occupancy floor —

Sensitivity live

Price	-10% $-113	-5% $-161	+0% $-210	+5% $-258	+10% $-306
Rent	-10% $-296	-5% $-253	+0% $-210	+5% $-167	+10% $-124
Rate	-1.0pp $-124	-0.5pp $-166	base $-210	+0.5pp $-254	+1.0pp $-298

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4035 Guilford Ave NW Canton, OH	1.0–3.0	1.0	886	$975	$1.10	23d	1	0.50mi
2901 Parklane St NW Canton, OH	3.0	1.5	1190	$1,490	$1.25	15d	2	0.61mi
100 Everhard Rd SW North Canton, OH	1.0–2.0	1.0–2.0	875	$2,250	$2.57	45d	1	0.89mi
4842 Cranberry Ave NW Canton, OH	1.0–3.0	1.0–1.5	1129	$970	$0.86	23d	1	0.96mi

Listing history 3 events

1. 2026-05-18
   listed $169,900 Active
2. 2025-12-03
   soldstatus $110,000
3. 2025-06-23
   soldstatus $108,900

ⓘ 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: $1,291 · $108/mo
• Projected year-2 tax: $1,971 · $164/mo
• Expected delta: +$680/yr (+$57/mo · 52.6%)

ⓘ 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 · 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: $13,060
• − Mortgage interest: −$9,517
• − Property taxes: −$1,291
• − Insurance: −$850
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$4,943
• Taxable loss: −$5,630
• Est. tax savings @ 24.0%: +$1,351
• After-tax cash flow: $-1,164/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: Plain Local
• NCES district ID: 3904993
• Math proficiency: 61% ▼ -13.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $48,337
• Composite: 55.04/100
• National rank: #1293
• State rank: #216 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): 18,614
• Household income: $57,842
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 859.0

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 (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Lithuanian 4% Italian 3% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -140.56%
• Current HPI: 195.6245
• Rent YoY: ▲ 1.94%
• 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

+56.0% since first listed

3 events — show timeline

• 2026-05-18 Listed $169,900 MLSNOW
• 2025-12-03 Sold (Public Records) $110,000 Public Records
• 2025-06-23 Sold (Public Records) $108,900 Public Records

Property tax history

+2.4%/yr

Latest (2024): $1,291 · +16.0% YoY. Source: county tax records.