3359 Orion St NW · North Canton, OH 44720

$125,000

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 22 Days on market

Built 2016 0.67 ac lot Est $232k · 46% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Schools +6.7/10.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 3 bedroom, 2 bath open floor plan manufactured home. Large kitchen features plenty of cabinets, counter space, stove and refrigerator. Wood flooring in the kitchen and living room is bamboo. Large master bedroom and bath. Private patio on the side of the house looks over a beautiful treed lot. One garage attached the second is detached. Close to shopping, restaurants and major highways. Don't miss out schedule your showing now.

Key facts

• Covered front porch
• Water softener
• Hurricane straps

Tags

• COVERED FRONT PORCH
• WATER SOFTENER
• SOLAR PANELS
• HURRICANE STRAPS
• UPDATED KITCHEN CABINETRY
• PELLET BURNER IN LIVING ROOM

Property features AI

Exterior

• Parking: Attached garage with two spaces
• Utilities: Public sewer; Well water
• Home design: Single-story home; Vinyl siding; Asphalt/fiberglass roof; Above-grade living area reported as 1,189
• Construction: Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Lot approximately 0.67 acres

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Electric heating; Fireplace heat sources
• Interior features: Two wood-burning fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.0% in North 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 85/100 on livability (#44 in OH, #598 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities D-, commute F.
• North Canton City (suburban): math 77% / reading 79% proficiency, ranked #64 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 226 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $864 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

• It's been on market 22 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $97k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 9.21%
• Cash-on-cash: 10.42%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $231,660
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7890 Killington Ave NW	0.53mi	3/3.0	1,240 (+4%)	8mo	$329,900	$266	58
3008 Mount Pleasant St NW	0.72mi	3/2.0	1,287 (+8%)	1mo	$325,000	$253	52
7901 Killington Ave NW	0.50mi	3/1.0	1,240 (+4%)	17mo	$237,900	$192	51
7914 Killington Ave NW	0.53mi	3/2.0	1,300 (+9%)	17mo	$230,000	$177	46
8062 Sandleford Ave NW	0.67mi	3/1.0	1,240 (+4%)	15mo	$250,100	$202	45
1406 Chatham Ave NE	0.72mi	3/1.5	1,284 (+8%)	11mo	$250,000	$195	42
8146 Sandleford Ave NW	0.71mi	2/2.0 (-1)	1,308 (+10%)	13mo	$220,000	$168	34
3136 Mount Pleasant NW	0.67mi	2/1.5 (-1)	1,092 (-8%)	23mo	$179,900	$165	29

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,053
• Equity at exit: $18,638

10-year hold

• IRR: 3.9%
• Equity multiple: 1.26×
• Total profit: $9,018
• Equity at exit: $10,808

Cash invested: $35,000 (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 44720

• Rents YoY: 0.8%
• Active inventory: 226
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$656
• Tax from tax record: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $304

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $375	-5% $339	+0% $304	+5% $268	+10% $233
Rent	-10% $187	-5% $245	+0% $304	+5% $362	+10% $421
Rate	-1.0pp $367	-0.5pp $336	base $304	+0.5pp $271	+1.0pp $239

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
285 Wilbur Dr NE North Canton, OH	1.0–2.0	1.0	908	$1,230	$1.35	45d	1	0.36mi
171 Applegrove St NE North Canton, OH	1.0–2.0	1.0–2.0	1100	$1,590	$1.45	45d	1	0.52mi
3617 Mount Pleasant St NW Unit 3617 North Canton, OH	3.0	1.5	1310	$1,350	$1.03	45d	1	0.55mi
1303 N Main St North Canton, OH	2.0	2.0	1000	$1,415	$1.42	45d	1	0.68mi
8523 Pleasantwood Ave NW North Canton, OH	2.0	1.5	1200	$1,300	$1.08	45d	1	0.73mi
1113 N Main St North Canton, OH	2.0	1.0	565	$1,090	$1.93	45d	1	0.77mi
7514 Peachmont Ave NW North Canton, OH	3.0	2.0	1441	$1,625	$1.13	15d	1	1.30mi
415 Sheraton Dr NW Unit 415 North Canton, OH	2.0	1.5	1200	$1,269	$1.06	15d	1	1.37mi
407 Sheraton Dr NW Unit 407 North Canton, OH	2.0	1.5	1200	$1,269	$1.06	15d	1	1.38mi
4640 Applegrove St NW North Canton, OH	2.0	1.5	1000	$1,199	$1.20	45d	1	1.47mi

Listing history 16 events

1. 2026-06-21
   days on market $125,000 Active 22 DOM
2. 2026-06-18
   days on market $125,000 Active 19 DOM
3. 2026-06-17
   days on market $125,000 Active 18 DOM
4. 2026-06-16
   days on market $125,000 Active 17 DOM
5. 2026-06-15
   days on market $125,000 Active 16 DOM
6. 2026-06-14
   days on market $125,000 Active 14 DOM
7. 2026-06-13
   days on market $125,000 Active 13 DOM
8. 2026-06-10
   days on market $125,000 Active 11 DOM
9. 2026-06-09
   days on market $125,000 Active 10 DOM
10. 2026-06-08
    days on market $125,000 Active 9 DOM
11. 2026-06-07
    days on market $125,000 Active 8 DOM
12. 2026-06-05
    days on market $125,000 Active 5 DOM
13. 2026-06-02
    days on market $125,000 Active 3 DOM
14. 2026-06-01
    days on market $125,000 Active 2 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    listed $125,000 Active 1 DOM

ⓘ 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: $1,874 · $156/mo
• Projected year-2 tax: $1,912 · $159/mo
• Expected delta: +$38/yr (+$3/mo · 2.0%)

ⓘ 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: $17,735
• − Mortgage interest: −$7,002
• − Property taxes: −$1,874
• − Insurance: −$625
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$3,636
• Taxable income: $1,761
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $3,224/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: North Canton City
• NCES district ID: 3904450
• Math proficiency: 77% ▼ -6.00%
• Reading proficiency: 79% ▼ -4.00%
• Median HH income: $59,644
• Composite: 66.92/100
• National rank: #400
• State rank: #64 of 656 in OH

Livability — North Canton

• Score: 85/100
• State rank: #44
• US rank: #598

Category grades

Amenities D- Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stark County · 272,865 people
• City population: 39,851
• Metro: Canton-Massillon, OH
• Population (ZIP): 39,851
• Household income: $82,594
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1068.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2% Asian 2%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -218.69%
• Current HPI: 215.4995
• Rent YoY: ▲ 0.82%
• 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

+363.0% since first listed

7 events — show timeline

• 2026-05-30 Listed $125,000 MLSNOW
• 2021-03-29 Sold (Public Records) $97,000 Public Records
• 2021-03-22 Sold (MLS) $97,000 MLSNOW
• 2020-09-17 Pending — MLSNOW
• 2020-09-15 Price Changed $104,900 MLSNOW
• 2020-08-31 Listed $109,000 MLSNOW
• 2015-07-22 Sold (Public Records) $27,000 Public Records

Property tax history

+22.6%/yr

Latest (2024): $1,874 · +1.1% YoY. Source: county tax records.