2534 Bollinger Ave NE · Canton, OH 44705

$155,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 2 Days on market

Built 1974 5,148 sqft lot Est $104k · 49% over

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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 +13.0/30.0
• Schools +5.5/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

* OFFER DEADLINE * 5/23/2025 AT 5PM * The pride of homeownership is clearly seen in every corner of this charming 3-bedroom, 1.5-bathroom ranch in Plain Township! As soon as you pull in the drive, you’ll notice the love and care that went into maintaining this home. Between the beautiful flower beds/landscaping, covered porch (2015), large concrete driveway, and newer siding/windows, this home is ready for a new owner to call it their own. Upon entering, you'll immediately notice the newer vinyl flooring in the living room and kitchen. Custom, solid-wood trim and doors can be found all throughout and continue the display of how much attention to detail went into this home. It's n

Key facts

• Covered porch
• Custom cabinetry
• Walk-in shower

Tags

• COVERED PORCH
• CUSTOM CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULLY REMODELED BATHROOM
• WALK-IN SHOWER

Property features AI

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Block foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Front porch; Covered rear porch with awning(s); Shed; Privacy wood fencing; Flat, level, rectangular lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full, partially finished basement
• Laundry & utility: Washer; Dryer (lower level laundry)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-9 ($-104/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (24.5% below list).
• Recommended offer: $117k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.1% in Canton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents soft (-0.2%/yr); 71 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 32% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $27k; list at $155k implies a 474% gain — meaningful room to come down on a strong offer.

Recommended offer $117,051 (24.5% 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 1974 — 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: 0.76% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $103,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2102 Endrow Ave NE	0.30mi	3/1.0	850 (-7%)	2mo	$102,500	$121	73
2310 Willowrow Ave NE	0.16mi	3/1.0	1,008 (+10%)	8mo	$135,000	$134	68
2602 Fletcher Ave NE	0.35mi	2/1.0 (-1)	888 (-3%)	10mo	$115,000	$130	66
2550 Ellis Ave NE	0.46mi	2/2.0 (-1)	908 (-0%)	9mo	$80,000	$88	61
2830 Harmont Ave NE	0.30mi	2/1.0 (-1)	980 (+8%)	9mo	$110,000	$112	61
2656 22nd St NE	0.47mi	3/1.0	1,008 (+10%)	1mo	$25,000	$25	59
2735 19th St NE	0.49mi	3/1.0	1,008 (+10%)	2mo	$84,000	$83	58
2810 Daleford Ave NE	0.39mi	3/1.0	1,040 (+14%)	2mo	$70,000	$67	57
2715 19th St NE	0.51mi	3/1.0	1,008 (+10%)	8mo	$107,500	$107	52
1909 Gridley Ave NE	0.58mi	3/1.0	1,008 (+10%)	7mo	$115,000	$114	50
2823 Kirby Ave NE	0.56mi	2/1.0 (-1)	984 (+8%)	9mo	$122,500	$124	48
2808 Kirby Ave NE	0.57mi	2/2.0 (-1)	835 (-8%)	3mo	$127,000	$152	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.33×
• Total profit: $-29,167
• Equity at exit: $23,111

10-year hold

• IRR: -19.5%
• Equity multiple: 0.09×
• Total profit: $-39,640
• Equity at exit: $13,402

Cash invested: $43,400 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-9

Break-even live

Break-even rent $1,182

Max offer price $153,465

Occupancy floor 96%

Sensitivity live

Price	-10% $79	-5% $35	+0% $-9	+5% $-53	+10% $-96
Rent	-10% $-101	-5% $-55	+0% $-9	+5% $38	+10% $84
Rate	-1.0pp $69	-0.5pp $31	base $-9	+0.5pp $-49	+1.0pp $-90

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2321 Harmont Ave NE Canton, OH	2.0	1.0	800	$1,200	$1.50	14d	1	0.18mi
2103 Willowrow Ave NE Canton, OH	3.0	1.0	850	$1,000	$1.18	14d	1	0.31mi
1908 Taft Ave NE Canton, OH	2.0	1.0	633	$925	$1.46	45d	1	0.86mi

Listing history 2 events

1. 2026-05-21
   listed $155,000 Active
2. 1986-01-30
   soldstatus $27,000

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $1,545 · $129/mo
• Expected delta: +$873/yr (+$73/mo · 130.0%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,046
• − Mortgage interest: −$8,682
• − Property taxes: −$672
• − Insurance: −$775
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$4,509
• Taxable loss: −$2,839
• Est. tax savings @ 24.0%: +$681
• After-tax cash flow: $577/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): 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

+474.1% since first listed

2 events — show timeline

• 2026-05-21 Listed $155,000 MLSNOW
• 1986-01-30 Sold (Public Records) $27,000 Public Records

Property tax history

-2.1%/yr

Latest (2024): $672 · +111.1% YoY. Source: county tax records.