1308 Laiblin Pl NE · Canton, OH 44705

$99,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 27 Days on market

Built 1913 3,598 sqft lot $106/sqft · 79% above area

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this stunning, fully remodeled 3-bedroom/1-bath gem! Every inch of this move-in ready property has been thoughtfully updated, blending modern style with everyday comfort. Enjoy a light-filled interior, all-new flooring, and a beautifully redesigned kitchen featuring sleek cabinetry and updated finishes. The refreshed bathroom offers a clean, contemporary feel, while the home's overall updates provide low-maintenance living for years to come. Whether you're a first-time buyer or looking to downsize, this turnkey home checks all the boxes! Schedule a showing today!

Key facts

• Fully remodeled
• Updated finishes
• Refreshed bathroom

Tags

• FULLY REMODELED
• LIGHT-FILLED INTERIOR
• REDESIGNED KITCHEN
• UPDATED FINISHES
• REFRESHED BATHROOM
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.9% 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.
• Zoned schools: Gibbs Elementary School (math 17% / reading 22%, grade F, #1,293 of 1,584 statewide, top 83%, 329 students, 0% FRL); Crenshaw Middle School (math 10% / reading 19%, grade F, #630 of 654 statewide, top 97%, 774 students, 0% FRL); Mckinley High School (math 8% / reading 29%, grade F, #683 of 781 statewide, top 88%, 2,154 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.2%/yr); 71 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 27 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $9k; list at $99k implies a 1058% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (median comp): $55,159
• List price: $99,000
• Delta: 79.48%
• 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
1322 Struble Ave NE	0.11mi	2/1.0 (-1)	896 (-4%)	2mo	$40,000	$45	81
1003 Sherlock Pl NE	0.22mi	3/1.0	1,008 (+8%)	2mo	$80,000	$79	75
1534 Gross Ave NE	0.41mi	2/1.0 (-1)	934 (-0%)	2mo	$28,000	$30	74
1325 Maddrell Ct NE	0.11mi	2/1.0 (-1)	1,031 (+10%)	6mo	$50,000	$48	68
1515 Parkhill Pl NE	0.24mi	3/1.0	1,038 (+11%)	7mo	$57,500	$55	65
1412 Miami Ct NE	0.25mi	3/1.0	1,062 (+14%)	6mo	$73,500	$69	61
1219 17th St NE	0.49mi	2/1.0 (-1)	851 (-9%)	6mo	$117,900	$139	52
1634 May Pl NE	0.58mi	3/1.0	1,010 (+8%)	11mo	$55,000	$54	51
1809 Saint Elmo Ave NE	0.59mi	3/1.5	864 (-8%)	8mo	$100,000	$116	50
1620 15th St NE	0.36mi	2/1.5 (-1)	1,040 (+11%)	10mo	$39,500	$38	49
2005 17th St NE	0.74mi	3/1.0	1,040 (+11%)	1mo	$144,100	$139	46
1327 19th St NE	0.66mi	2/1.0 (-1)	996 (+6%)	12mo	$104,300	$105	44

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-8,621
• Equity at exit: $14,761

10-year hold

• IRR: -3.5%
• Equity multiple: 0.80×
• Total profit: $-5,571
• Equity at exit: $8,560

Cash invested: $27,720 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,002 high
• Mortgage (P&I): −$519
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $163

Break-even live

Break-even rent $796

Max offer price $99,000

Occupancy floor 79%

Sensitivity live

Price	-10% $219	-5% $191	+0% $163	+5% $135	+10% $107
Rent	-10% $84	-5% $123	+0% $163	+5% $203	+10% $242
Rate	-1.0pp $213	-0.5pp $188	base $163	+0.5pp $137	+1.0pp $111

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Lawrence Rd NE Apt 3 Canton, OH	2.0	1.0	900	$950	$1.06	23d	1	0.17mi
1524 Parkhill Pl NE Canton, OH	3.0	1.0	856	$995	$1.16	45d	1	0.25mi
1629 Spring Ave NE Unit Na Canton, OH	2.0	1.0	1100	$836	$0.76	23d	1	0.57mi
1807 Spring Ave NE Canton, OH	1.0–2.0	1.0	555	$770	$1.39	15d	1	0.71mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	15d	1	0.76mi
1307 Woodland Ave NW Unit 2 Canton, OH	2.0	1.0	973	$675	$0.69	45d	1	0.85mi
1906 6th St NE Unit 1906-002 Canton, OH	3.0	1.0	906	$1,000	$1.10	15d	1	0.88mi
1212 Shorb Ave NW #1 Canton, OH	2.0	1.0	832	$850	$1.02	45d	1	1.06mi
1908 Taft Ave NE Canton, OH	2.0	1.0	633	$925	$1.46	45d	1	1.07mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	23d	1	1.16mi
2048 2nd St NE Unit 2048 Canton, OH	2.0	1.0	1092	$950	$0.87	15d	1	1.18mi
1027 17th St NW Apt 3 Canton, OH	2.0	1.0	653	$900	$1.38	23d	1	1.28mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	15d	20	1.35mi
1224 15th St NW Unit 1 Canton, OH	2.0	1.0	900	$749	$0.83	23d	1	1.37mi

Listing history 10 events

1. 2026-05-11
   status Pending 585-char remark

   Show marketing remark (585 chars)

   Welcome home to this stunning, fully remodeled 3-bedroom/1-bath gem! Every inch of this move-in ready property has been thoughtfully updated, blending modern style with everyday comfort. Enjoy a light-filled interior, all-new flooring, and a beautifully redesigned kitchen featuring sleek cabinetry and updated finishes. The refreshed bathroom offers a clean, contemporary feel, while the home's overall updates provide low-maintenance living for years to come. Whether you're a first-time buyer or looking to downsize, this turnkey home checks all the boxes! Schedule a showing today!

2. 2026-04-14
   listed $99,000 Active 585-char remark

   Show marketing remark (585 chars)

   Welcome home to this stunning, fully remodeled 3-bedroom/1-bath gem! Every inch of this move-in ready property has been thoughtfully updated, blending modern style with everyday comfort. Enjoy a light-filled interior, all-new flooring, and a beautifully redesigned kitchen featuring sleek cabinetry and updated finishes. The refreshed bathroom offers a clean, contemporary feel, while the home's overall updates provide low-maintenance living for years to come. Whether you're a first-time buyer or looking to downsize, this turnkey home checks all the boxes! Schedule a showing today!

3. 2007-04-15
   historical
4. 2006-05-15
   listed $59,900
5. 2004-12-07
   soldstatus $8,550
6. 2004-09-01
   historical
7. 2004-09-01
   listed $9,900
8. 2004-03-08
   listed $12,900
9. 1992-01-15
   soldstatus $10,000
10. 1986-08-14
    soldstatus $10,000

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $1,182 · $98/mo
• Expected delta: +$363/yr (+$30/mo · 44.3%)

ⓘ 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: $12,024
• − Mortgage interest: −$5,546
• − Property taxes: −$819
• − Insurance: −$495
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,880
• Taxable income: $361
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $1,868/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): 16,872
• 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

+890.0% since first listed

10 events — show timeline

• 2026-05-11 Pending — MLSNOW
• 2026-04-14 Listed $99,000 MLSNOW
• 2007-04-15 Listing Removed — MLSNOW
• 2006-05-15 Listed $59,900 MLSNOW
• 2004-12-07 Sold (MLS) $8,550 MLSNOW
• 2004-09-01 Listed $9,900 MLSNOW
• 2004-09-01 Listing Removed — MLSNOW
• 2004-03-08 Listed $12,900 MLSNOW
• 1992-01-15 Sold (Public Records) $10,000 Public Records
• 1986-08-14 Sold (Public Records) $10,000 Public Records

Property tax history

+3.7%/yr

Latest (2024): $819 · +40.2% YoY. Source: county tax records.