226 Smith Ave SW · Canton, OH 44706

$99,900

4 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 47 Days on market

Built 1893 10,018 sqft lot $73/sqft · 35% above area Est $74k · 35% over

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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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

It is strongly encouraged that an offer includes proof of funds (if cash offer) or pre-approval (if financing) and is a requirement for seller's final acceptance. Addendums can be printed from the MLS. This is a Fannie Mae HomePath property. When a Fannie Mae REO property is listed in MLS, offers from ALL owner occupants or public entities (or their designated partners) will be considered. Investor offers won't be considered until the property has been on the market for a full 15 days. Close by October 31, 2011 and receive up to 3.5% of the final sales price to be used for closing cost assistance! See attached document and Broker remarks for more info.

Key facts

• Vinyl windows
• Generous yard
• Partially fenced

Tags

• COVERED PATIO
• GENEROUS YARD
• PARTIALLY FENCED
• DETACHED GARAGE
• VINYL WINDOWS
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway and off-street parking with electric access
• Utilities: Public water; Public sewer
• Home design: 2-story property; Block construction; Metal roof
• Construction: Block foundation; Built (year per public records)
• Exterior features: Partial fencing; Rectangular lot

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (gas)
• Interior features: Double-pane windows; Unfinished basement
• Laundry & utility: Laundry on main level and in multiple locations

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 87 active listings in the ZIP; 16 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 $691 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.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 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 $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1893 — 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. 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: 1.18% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.36%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $74,213
• List price: $99,900
• Delta: 34.61%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2227 7th St SW	0.16mi	3/1.0 (-1)	1,314 (-3%)	2mo	$55,000	$42	80
906 Harrison Ave SW	0.29mi	3/1.0 (-1)	1,368 (+1%)	2mo	$102,900	$75	79
3016 9th St SW	0.55mi	4/1.5	1,296 (-5%)	1mo	$170,000	$131	64
921 Camden Ave SW	0.60mi	3/1.5 (-1)	1,380 (+2%)	1mo	$84,000	$61	62
1031 Camden Ave SW	0.66mi	3/2.0 (-1)	1,368 (+1%)	2mo	$105,000	$77	58
824 Smith Ave NW	0.60mi	3/1.0 (-1)	1,264 (-7%)	0mo	$126,000	$100	55
2803 11th St SW	0.56mi	3/1.0 (-1)	1,248 (-8%)	0mo	$112,000	$90	55
1252 Dartmouth Ave SW	0.71mi	3/1.5 (-1)	1,322 (-3%)	1mo	$90,000	$68	54
2322 9th St NW	0.63mi	3/2.0 (-1)	1,296 (-5%)	1mo	$75,000	$58	53
1136 Smith Ave SW	0.50mi	3/1.0 (-1)	1,204 (-12%)	0mo	$93,900	$78	52
600 Arlington Ave NW	0.48mi	5/2.0 (+1)	1,516 (+12%)	2mo	$140,000	$92	48
1248 Dartmouth Ave SW	0.70mi	3/1.5 (-1)	1,456 (+7%)	0mo	$68,000	$47	48

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-797
• Equity at exit: $14,895

10-year hold

• IRR: 8.9%
• Equity multiple: 1.69×
• Total profit: $19,169
• Equity at exit: $8,638

Cash invested: $27,972 (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: 87
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$524
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $241

Break-even live

Break-even rent $870

Max offer price $99,900

Occupancy floor 74%

Sensitivity live

Price	-10% $298	-5% $270	+0% $241	+5% $213	+10% $185
Rent	-10% $149	-5% $195	+0% $241	+5% $288	+10% $334
Rate	-1.0pp $292	-0.5pp $267	base $241	+0.5pp $216	+1.0pp $189

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	44d	1	0.07mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	21d	1	0.42mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	14d	1	0.50mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	14d	1	0.68mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	21d	1	0.68mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	44d	1	0.75mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	14d	1	0.76mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	21d	1	0.77mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	21d	1	0.79mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	14d	20	0.84mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	44d	1	0.85mi
1520 Bryan Ave SW Canton, OH	3.0	1.0	1040	$1,100	$1.06	44d	1	1.03mi
1507 Stark Ave SW Canton, OH	3.0	1.0	1188	$975	$0.82	44d	1	1.12mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	21d	1	1.27mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	21d	1	1.27mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	21d	1	1.36mi

Listing history 30 events

1. 2026-06-18
   days on market $99,900 Active 47 DOM
2. 2026-06-17
   days on market $99,900 Active 46 DOM
3. 2026-06-16
   days on market $99,900 Active 45 DOM
4. 2026-06-15
   days on market $99,900 Active 44 DOM
5. 2026-06-14
   days on market $99,900 Active 42 DOM
6. 2026-06-13
   days on market $99,900 Active 41 DOM
7. 2026-06-10
   days on market $99,900 Active 39 DOM
8. 2026-06-09
   days on market $99,900 Active 38 DOM
9. 2026-06-08
   days on market $99,900 Active 37 DOM
10. 2026-06-07
    days on market $99,900 Active 36 DOM
11. 2026-06-05
    days on market $99,900 Active 33 DOM
12. 2026-06-03
    days on market $99,900 Active 32 DOM
13. 2026-06-02
    days on market $99,900 Active 31 DOM
14. 2026-06-01
    days on market $99,900 Active 30 DOM
15. 2026-05-31
    days on market $99,900 Active 29 DOM
16. 2026-05-30
    days on market $99,900 Active 28 DOM
17. 2026-05-01
    listed $99,900 Active 984-char remark
18. 2017-07-12
    soldstatus $50,000
19. 2011-07-29
    soldstatus $18,500 660-char remark

    Show marketing remark (660 chars)

    It is strongly encouraged that an offer includes proof of funds (if cash offer) or pre-approval (if financing) and is a requirement for seller's final acceptance. Addendums can be printed from the MLS. This is a Fannie Mae HomePath property. When a Fannie Mae REO property is listed in MLS, offers from ALL owner occupants or public entities (or their designated partners) will be considered. Investor offers won't be considered until the property has been on the market for a full 15 days. Close by October 31, 2011 and receive up to 3.5% of the final sales price to be used for closing cost assistance! See attached document and Broker remarks for more info.

20. 2011-06-24
    listed $19,500 660-char remark

    Show marketing remark (660 chars)

    It is strongly encouraged that an offer includes proof of funds (if cash offer) or pre-approval (if financing) and is a requirement for seller's final acceptance. Addendums can be printed from the MLS. This is a Fannie Mae HomePath property. When a Fannie Mae REO property is listed in MLS, offers from ALL owner occupants or public entities (or their designated partners) will be considered. Investor offers won't be considered until the property has been on the market for a full 15 days. Close by October 31, 2011 and receive up to 3.5% of the final sales price to be used for closing cost assistance! See attached document and Broker remarks for more info.

21. 2007-03-22
    soldstatus $73,000

    Show marketing remark (258 chars)

    Enjoy outdoor living this spring in your super-sized yard and rear patio. Enjoy morning coffee in the front sunroom. 2 car garage and plenty of off street parking, not often found with city lots. Call today for a tour. Many updates! Walk to Aultman Hospital.

22. 2007-03-22
    soldstatus $73,000

    Show marketing remark (258 chars)

    Enjoy outdoor living this spring in your super-sized yard and rear patio. Enjoy morning coffee in the front sunroom. 2 car garage and plenty of off street parking, not often found with city lots. Call today for a tour. Many updates! Walk to Aultman Hospital.

23. 2006-12-21
    listed $78,500

    Show marketing remark (258 chars)

    Enjoy outdoor living this spring in your super-sized yard and rear patio. Enjoy morning coffee in the front sunroom. 2 car garage and plenty of off street parking, not often found with city lots. Call today for a tour. Many updates! Walk to Aultman Hospital.

24. 2006-11-11
    historical
25. 2006-08-11
    listed $86,000
26. 2006-07-26
    soldstatus $35,105
27. 2006-04-29
    historical
28. 2006-03-15
    listed $42,900
29. 2005-07-29
    listed $55,900
30. 1990-03-16
    soldstatus $28,500

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $1,509 · $126/mo
• Expected delta: +$49/yr (+$4/mo · 3.4%)

ⓘ 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: $14,106
• − Mortgage interest: −$5,596
• − Property taxes: −$1,460
• − Insurance: −$500
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$2,906
• Taxable income: $1,387
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $2,564/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

+250.5% since first listed

14 events — show timeline

• 2026-05-01 Listed $99,900 MLSNOW
• 2017-07-12 Sold (Public Records) $50,000 Public Records
• 2011-07-29 Sold (MLS) $18,500 MLSNOW
• 2011-06-24 Listed $19,500 MLSNOW
• 2007-03-22 Sold (Public Records) $73,000 Public Records
• 2007-03-22 Sold (MLS) $73,000 MLSNOW
• 2006-12-21 Listed $78,500 MLSNOW
• 2006-11-11 Listing Removed — MLSNOW
• 2006-08-11 Listed $86,000 MLSNOW
• 2006-07-26 Sold (MLS) $35,105 MLSNOW
• 2006-04-29 Listing Removed — MLSNOW
• 2006-03-15 Listed $42,900 MLSNOW
• 2005-07-29 Listed $55,900 MLSNOW
• 1990-03-16 Sold (Public Records) $28,500 Public Records

Property tax history

+6.8%/yr

Latest (2024): $1,460 · +96.8% YoY. Source: county tax records.