803 19th St NW · Canton, OH 44709

$99,999

3 bd · 1.0 ba · 1,247 sqft · SingleFamily public records · 40 Days on market

Built 1950 Est $141k · 29% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This good home in Vasser Park home on 19th St NW that is in front of the St Peters cemetery has very little back yard but lots of cheerful space inside. It has 3 bedrooms (small bedroom has lots of windows and would make a great walk-in art room, music studio, closet or office), 1 full bath and a sun lit breakfast nook to the side of the kitchen. Living room opens up to window enclosed sun porch. Beautifully refinished hardwood floors throughout first and second floor, full basement with washer dryer hookups, one car garage with electric opener, ceiling fans throughout home. Security features such as glass block windows in the basement, steel entrance doors, and motion detector flood lights

Key facts

• Security features
• Full basement
• Glass block windows

Tags

• SUN LIT BREAKFAST NOOK
• WINDOW ENCLOSED SUN PORCH
• REFINISHED HARDWOOD FLOORS
• FULL BASEMENT
• SECURITY FEATURES
• GLASS BLOCK WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $229 ($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 9.0% 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.
• Zoned schools: Worley Elementary School (307 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 rising (+1.9%/yr); 74 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1950 — 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: 1.07% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $140,911
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1729 Frazer Ave NW	0.23mi	3/1.0	1,248 (+0%)	1mo	$195,000	$156	89
1330 15th St NW	0.54mi	3/1.0	1,248 (+0%)	1mo	$125,000	$100	74
605 17th St NW	0.22mi	3/2.0	1,344 (+8%)	2mo	$100,000	$74	71
2004 Cleveland Ave NW	0.05mi	3/1.0	1,416 (+14%)	5mo	$85,500	$60	71
1403 24th St NW	0.43mi	3/1.0	1,298 (+4%)	6mo	$150,000	$116	68
1331 Louisiana Ave NW	0.52mi	2/1.0 (-1)	1,252 (+0%)	3mo	$35,000	$28	68
1401 17th St NW	0.39mi	3/1.5	1,344 (+8%)	4mo	$152,000	$113	64
1419 26th St NW	0.53mi	3/1.0	1,161 (-7%)	1mo	$135,000	$116	63
1345 26th St NW	0.51mi	2/2.0 (-1)	1,273 (+2%)	5mo	$165,000	$130	59
1520 NW 24th St NW	0.47mi	2/1.0 (-1)	1,152 (-8%)	3mo	$143,900	$125	58
1410 Perkins Ave NW	0.73mi	3/1.0	1,344 (+8%)	5mo	$137,500	$102	48
1227 Worley Ave NW	0.66mi	3/2.0	1,092 (-12%)	3mo	$120,000	$110	42

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-2,766
• Equity at exit: $14,910

10-year hold

• IRR: 5.9%
• Equity multiple: 1.42×
• Total profit: $11,736
• Equity at exit: $8,646

Cash invested: $28,000 (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 44709

• Rents YoY: 1.9%
• Active inventory: 74
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,066 high
• Mortgage (P&I): −$524
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $229

Break-even live

Break-even rent $776

Max offer price $99,999

Occupancy floor 74%

Sensitivity live

Price	-10% $286	-5% $257	+0% $229	+5% $201	+10% $173
Rent	-10% $145	-5% $187	+0% $229	+5% $271	+10% $313
Rate	-1.0pp $280	-0.5pp $255	base $229	+0.5pp $203	+1.0pp $177

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1029 23rd St NW Canton, OH	3.0	1.0	1356	$1,500	$1.11	15d	1	0.26mi
1224 15th St NW Unit 1 Canton, OH	2.0	1.0	900	$749	$0.83	22d	1	0.46mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	22d	1	0.51mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	22d	1	0.54mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	15d	1	0.55mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	22d	1	0.55mi
1307 Woodland Ave NW Unit 2 Canton, OH	2.0	1.0	973	$675	$0.69	45d	1	0.62mi
1212 Shorb Ave NW #1 Canton, OH	2.0	1.0	832	$850	$1.02	45d	1	0.70mi
1629 Spring Ave NE Unit Na Canton, OH	2.0	1.0	1100	$836	$0.76	22d	1	0.78mi
1613 Spring Ave NE Canton, OH	3.0	1.0	1320	$1,095	$0.83	22d	1	0.80mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	45d	1	0.84mi
2701 Harrison Ave NW Canton, OH	1.0–2.0	1.0	576	$1,049	$1.82	15d	6	0.92mi
1459 Rachel St NW Canton, OH	1.0–2.0	1.0	750	$950	$1.27	22d	1	1.10mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	22d	1	1.26mi
1206 Lawrence Rd NE Apt 3 Canton, OH	2.0	1.0	900	$950	$1.06	22d	1	1.31mi
1524 Parkhill Pl NE Canton, OH	3.0	1.0	856	$995	$1.16	45d	1	1.33mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	15d	20	1.34mi
2901 17th St NW Canton, OH	2.0	1.0	1000	$885	$0.89	22d	1	1.34mi
2018 Maple Ave NE Canton, OH	2.0	1.0	1206	$950	$0.79	15d	1	1.40mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	22d	1	1.44mi

Listing history 18 events

1. 2026-06-21
   days on market $99,999 Active 40 DOM
2. 2026-06-18
   days on market $99,999 Active 37 DOM
3. 2026-06-17
   days on market $99,999 Active 36 DOM
4. 2026-06-16
   days on market $99,999 Active 35 DOM
5. 2026-06-15
   days on market $99,999 Active 34 DOM
6. 2026-06-14
   days on market $99,999 Active 32 DOM
7. 2026-06-13
   days on market $99,999 Active 31 DOM
8. 2026-06-10
   days on market $99,999 Active 29 DOM
9. 2026-06-09
   days on market $99,999 Active 28 DOM
10. 2026-06-08
    days on market $99,999 Active 27 DOM
11. 2026-06-07
    days on market $99,999 Active 26 DOM
12. 2026-06-05
    days on market $99,999 Active 23 DOM
13. 2026-06-03
    days on market $99,999 Active 22 DOM
14. 2026-06-02
    days on market $99,999 Active 21 DOM
15. 2026-06-01
    days on market $99,999 Active 20 DOM
16. 2026-05-31
    days on market $99,999 Active 19 DOM
17. 2026-05-30
    days on market $99,999 Active 18 DOM
18. 2026-05-13
    listed $99,999 Active 797-char remark

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $1,060 · $88/mo
• Expected delta: +$500/yr (+$42/mo · 89.2%)

ⓘ 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: $12,788
• − Mortgage interest: −$5,601
• − Property taxes: −$560
• − Insurance: −$500
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$2,909
• Taxable income: $1,172
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $2,469/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): 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

1 event — show timeline

• 2026-05-13 Listed $99,999 FSBO.com

Property tax history

-5.4%/yr

Latest (2024): $560 · +124.2% YoY. Source: county tax records.