1511 34th St NW · Canton, OH 44709

$99,900

2 bd · 1.0 ba · 958 sqft · SingleFamily public records · 53 Days on market

Built 1926 6,433 sqft lot $104/sqft · 23% below area Est $129k · 23% under ↓ 9% since listing

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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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Schools +5.5/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this opportunity in Canton and Plain Township Schools! This 2-bedroom, 1-bath ranch is ready for your next project and priced for value. Was most recent used as a rental so very livable just dated. Major exterior updates already completed with newer roof, siding, gutters and windows—saving you time and money on big-ticket items. Other features include a single detached garage, shared driveway, and a sizable yard with strong potential for added value. Property needs some TLC so bring your vision and capitalize on this opportunity.

Key facts

• Newer roof
• Newer siding
• Newer windows

Tags

• PRIME FLIP OPPORTUNITY
• MAJOR EXTERIOR UPDATES
• NEWER ROOF
• NEWER SIDING
• NEWER GUTTERS
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $76 ($915/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (6.5% below list).
• Recommended offer: $93k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• 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 rising (+1.9%/yr); 74 active listings in the ZIP; 8 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 53 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $93,426 (6.5% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 0.94% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 8.9

CMA / ARV

• ARV (median comp): $129,142
• List price: $99,900
• Delta: -22.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1407 Norwood Pl NW	0.68mi	2/1.0	982 (+2%)	21mo	$119,900	$122	46

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-12,323
• Equity at exit: $14,895

10-year hold

• IRR: -4.8%
• Equity multiple: 0.70×
• Total profit: $-8,455
• 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 44709

• Rents YoY: 1.9%
• Active inventory: 74
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $934 high
• Mortgage (P&I): −$524
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $76

Break-even live

Break-even rent $838

Max offer price $99,900

Occupancy floor 87%

Sensitivity live

Price	-10% $133	-5% $104	+0% $76	+5% $48	+10% $20
Rent	-10% $2	-5% $39	+0% $76	+5% $113	+10% $150
Rate	-1.0pp $127	-0.5pp $102	base $76	+0.5pp $50	+1.0pp $24

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1459 Rachel St NW Canton, OH	1.0–2.0	1.0	750	$950	$1.27	22d	1	0.07mi
2701 Harrison Ave NW Canton, OH	1.0–2.0	1.0	576	$1,049	$1.82	14d	6	0.71mi
4035 Guilford Ave NW Canton, OH	1.0–3.0	1.0	886	$975	$1.10	22d	1	1.07mi
4842 Cranberry Ave NW Canton, OH	1.0–3.0	1.0–1.5	1129	$970	$0.86	22d	1	1.18mi
1103 19th St NW Unit 1103 Canton, OH	1.0	1.0	981	$750	$0.76	44d	1	1.20mi
2901 Parklane St NW Canton, OH	3.0	1.5	1190	$1,490	$1.25	14d	2	1.33mi
1027 17th St NW Apt 3 Canton, OH	2.0	1.0	653	$900	$1.38	22d	1	1.33mi
1224 15th St NW Unit 1 Canton, OH	2.0	1.0	900	$749	$0.83	22d	1	1.48mi

Listing history 5 events

1. 2026-05-15
   status Pending 551-char remark

   Show marketing remark (551 chars)

   Check out this opportunity in Canton and Plain Township Schools! This 2-bedroom, 1-bath ranch is ready for your next project and priced for value. Was most recent used as a rental so very livable just dated. Major exterior updates already completed with newer roof, siding, gutters and windows—saving you time and money on big-ticket items. Other features include a single detached garage, shared driveway, and a sizable yard with strong potential for added value. Property needs some TLC so bring your vision and capitalize on this opportunity.

2. 2026-04-29
   status Active 551-char remark

   Show marketing remark (551 chars)

   Check out this opportunity in Canton and Plain Township Schools! This 2-bedroom, 1-bath ranch is ready for your next project and priced for value. Was most recent used as a rental so very livable just dated. Major exterior updates already completed with newer roof, siding, gutters and windows—saving you time and money on big-ticket items. Other features include a single detached garage, shared driveway, and a sizable yard with strong potential for added value. Property needs some TLC so bring your vision and capitalize on this opportunity.

3. 2026-04-26
   historical Contingent 551-char remark

   Show marketing remark (551 chars)

   Check out this opportunity in Canton and Plain Township Schools! This 2-bedroom, 1-bath ranch is ready for your next project and priced for value. Was most recent used as a rental so very livable just dated. Major exterior updates already completed with newer roof, siding, gutters and windows—saving you time and money on big-ticket items. Other features include a single detached garage, shared driveway, and a sizable yard with strong potential for added value. Property needs some TLC so bring your vision and capitalize on this opportunity.

4. 2026-04-02
   price $99,900 551-char remark

   Show marketing remark (551 chars)

   Check out this opportunity in Canton and Plain Township Schools! This 2-bedroom, 1-bath ranch is ready for your next project and priced for value. Was most recent used as a rental so very livable just dated. Major exterior updates already completed with newer roof, siding, gutters and windows—saving you time and money on big-ticket items. Other features include a single detached garage, shared driveway, and a sizable yard with strong potential for added value. Property needs some TLC so bring your vision and capitalize on this opportunity.

5. 2026-03-23
   listed $109,900 Active 551-char remark

   Show marketing remark (551 chars)

   Check out this opportunity in Canton and Plain Township Schools! This 2-bedroom, 1-bath ranch is ready for your next project and priced for value. Was most recent used as a rental so very livable just dated. Major exterior updates already completed with newer roof, siding, gutters and windows—saving you time and money on big-ticket items. Other features include a single detached garage, shared driveway, and a sizable yard with strong potential for added value. Property needs some TLC so bring your vision and capitalize on this opportunity.

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$201/yr (+$17/mo · 17.4%)

ⓘ 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 · 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: $11,211
• − Mortgage interest: −$5,596
• − Property taxes: −$1,156
• − Insurance: −$500
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$2,906
• Taxable loss: −$740
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $1,092/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

• Census place: Canton, OH
• 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

-9.1% since first listed

5 events — show timeline

• 2026-05-15 Pending — MLSNOW
• 2026-04-29 Relisted — MLSNOW
• 2026-04-26 Contingent — MLSNOW
• 2026-04-02 Price Changed $99,900 MLSNOW
• 2026-03-23 Listed $109,900 MLSNOW

Property tax history

+1.5%/yr

Latest (2024): $1,156 · +14.5% YoY. Source: county tax records.