900 4th St SW · Canton, OH 44707

$82,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 107 Days on market

Built 1908 1,742 sqft lot $62/sqft · 29% above area Est $64k · 29% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on Market at no fault of home or seller. All fha repairs have been completed! Welcome home to this lovely remodeled 3 bed 1 bath colonial now for sale and ready for its new homeowner! From the front, you see the front covered porch, when inside you have a large living room that flows to the open huge kitchen and dining room. Upstairs you have three large bedrooms, and a full bathroom. Attic is perfect for additional storage! In the clean dry basement is the laundry and extra storage. Schedule your showing today!

Key facts

• Remodeled
• Front covered porch
• Open huge kitchen

Tags

• REMODELED
• FRONT COVERED PORCH
• LARGE LIVING ROOM
• OPEN HUGE KITCHEN
• CLEAN DRY BASEMENT
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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.
• Market conditions: 16 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($39k/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 $567 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,620 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.29% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.31%
• DSCR: 1.81
• GRM: 6.5

CMA / ARV

• ARV (median comp): $63,502
• List price: $82,000
• Delta: 29.13%
• 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
1017 Clinton Ave SW	0.60mi	3/1.0	1,344 (+2%)	2mo	$112,000	$83	68
706 Harriet Ave NW	0.47mi	3/1.0	1,384 (+5%)	3mo	$92,000	$66	67
921 Camden Ave SW	0.50mi	3/1.5	1,380 (+4%)	1mo	$84,000	$61	66
1031 Camden Ave SW	0.57mi	3/2.0	1,368 (+4%)	2mo	$105,000	$77	62
1401 8th St NW	0.59mi	3/1.0	1,250 (-5%)	3mo	$85,000	$68	61
1409 8th St NW	0.60mi	3/1.0	1,232 (-7%)	0mo	$80,000	$65	60
917 Camden Ave SW	0.49mi	3/1.0	1,144 (-13%)	3mo	$75,000	$66	52
309 Orchard Ave NE	0.72mi	2/1.0 (-1)	1,296 (-2%)	8mo	$19,000	$15	52
1119 10th St NW	0.71mi	3/1.0	1,392 (+6%)	8mo	$40,000	$29	52
711 3rd St NE	0.75mi	3/1.0	1,372 (+4%)	10mo	$99,900	$73	50
1034 Troy Pl NW	0.64mi	3/1.0	1,462 (+11%)	8mo	$76,275	$52	46
633 Park Ave SW	0.71mi	3/2.0	1,466 (+11%)	5mo	$159,000	$108	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.39×
• Total profit: $8,993
• Equity at exit: $12,226

10-year hold

• IRR: 19.0%
• Equity multiple: 2.59×
• Total profit: $36,424
• Equity at exit: $7,090

Cash invested: $22,960 (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 44707

• Home prices YoY: -26.0%
• Active inventory: 16
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,056 high
• Mortgage (P&I): −$430
• Tax from tax record: −$20 /mo · $234/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $350

Break-even live

Break-even rent $612

Max offer price $82,000

Occupancy floor 62%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	43d	1	0.10mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	13d	20	0.19mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	43d	1	0.46mi
1000 Market Ave S Canton, OH	1.0–2.0	1.0–2.0	1500	$4,505	$3.00	13d	12	0.62mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	43d	1	0.85mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	43d	1	0.85mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	20d	1	0.85mi
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	43d	1	0.90mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	43d	1	0.91mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	20d	1	0.91mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	20d	1	1.00mi
1307 Woodland Ave NW Unit 2 Canton, OH	2.0	1.0	973	$675	$0.69	43d	1	1.01mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	43d	1	1.01mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	20d	1	1.02mi
1380 Garfield Ave SW Canton, OH	2.0	1.0	1212	$995	$0.82	20d	1	1.02mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	20d	1	1.03mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	13d	1	1.07mi
521 Columbus Ave NW Unit 2 Canton, OH	2.0	1.0	900	$875	$0.97	43d	1	1.08mi
521 Columbus Ave NW Canton, OH	2.0	1.0	900	$775	$0.86	20d	1	1.08mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	20d	1	1.09mi
1507 Stark Ave SW Canton, OH	3.0	1.0	1188	$975	$0.82	43d	1	1.10mi
1511 Stark Ave SW Canton, OH	2.0	1.0	992	$900	$0.91	43d	1	1.11mi
2525 6th St NW Unit NA Canton, OH	2.0	1.0	950	$700	$0.74	43d	1	1.14mi
1224 15th St NW Unit 1 Canton, OH	2.0	1.0	900	$749	$0.83	20d	1	1.15mi
316 Young Ave NE Canton, OH	4.0	1.0	1268	$1,050	$0.83	13d	1	1.15mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	20d	1	1.21mi
1511 2nd St NE Canton, OH	3.0	1.0	1129	$1,250	$1.11	43d	1	1.23mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	13d	1	1.23mi
1206 Lawrence Rd NE Apt 3 Canton, OH	2.0	1.0	900	$950	$1.06	20d	1	1.27mi
1520 Bryan Ave SW Canton, OH	3.0	1.0	1040	$1,100	$1.06	43d	1	1.35mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	20d	1	1.36mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	20d	1	1.36mi
1504 14th St SE Canton, OH	3.0	1.0	924	$1,120	$1.21	13d	1	1.40mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	13d	1	1.45mi
1613 Spring Ave NE Canton, OH	3.0	1.0	1320	$1,095	$0.83	20d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $82,000 Active 107 DOM
2. 2026-06-17
   days on market $82,000 Active 106 DOM
3. 2026-06-16
   days on market $82,000 Active 105 DOM
4. 2026-06-15
   days on market $82,000 Active 104 DOM
5. 2026-06-14
   days on market $82,000 Active 102 DOM
6. 2026-06-13
   days on market $82,000 Active 101 DOM
7. 2026-06-10
   days on market $82,000 Active 99 DOM
8. 2026-06-09
   days on market $82,000 Active 98 DOM
9. 2026-06-08
   days on market $82,000 Active 97 DOM
10. 2026-06-07
    days on market $82,000 Active 96 DOM
11. 2026-06-05
    days on market $82,000 Active 93 DOM
12. 2026-06-03
    days on market $82,000 Active 92 DOM
13. 2026-06-02
    days on market $82,000 Active 91 DOM
14. 2026-06-01
    days on market $82,000 Active 90 DOM
15. 2026-05-31
    days on market $82,000 Active 89 DOM
16. 2026-05-30
    days on market $82,000 Active 88 DOM
17. 2026-05-15
    status Active 522-char remark

    Show marketing remark (522 chars)

    Back on Market at no fault of home or seller. All fha repairs have been completed! Welcome home to this lovely remodeled 3 bed 1 bath colonial now for sale and ready for its new homeowner! From the front, you see the front covered porch, when inside you have a large living room that flows to the open huge kitchen and dining room. Upstairs you have three large bedrooms, and a full bathroom. Attic is perfect for additional storage! In the clean dry basement is the laundry and extra storage. Schedule your showing today!

18. 2026-03-31
    status Pending 522-char remark

    Show marketing remark (522 chars)

    Back on Market at no fault of home or seller. All fha repairs have been completed! Welcome home to this lovely remodeled 3 bed 1 bath colonial now for sale and ready for its new homeowner! From the front, you see the front covered porch, when inside you have a large living room that flows to the open huge kitchen and dining room. Upstairs you have three large bedrooms, and a full bathroom. Attic is perfect for additional storage! In the clean dry basement is the laundry and extra storage. Schedule your showing today!

19. 2026-03-31
    price $87,000 522-char remark

    Show marketing remark (522 chars)

    Back on Market at no fault of home or seller. All fha repairs have been completed! Welcome home to this lovely remodeled 3 bed 1 bath colonial now for sale and ready for its new homeowner! From the front, you see the front covered porch, when inside you have a large living room that flows to the open huge kitchen and dining room. Upstairs you have three large bedrooms, and a full bathroom. Attic is perfect for additional storage! In the clean dry basement is the laundry and extra storage. Schedule your showing today!

20. 2026-03-13
    price $78,500 522-char remark

    Show marketing remark (522 chars)

    Back on Market at no fault of home or seller. All fha repairs have been completed! Welcome home to this lovely remodeled 3 bed 1 bath colonial now for sale and ready for its new homeowner! From the front, you see the front covered porch, when inside you have a large living room that flows to the open huge kitchen and dining room. Upstairs you have three large bedrooms, and a full bathroom. Attic is perfect for additional storage! In the clean dry basement is the laundry and extra storage. Schedule your showing today!

21. 2026-02-19
    price $79,000 522-char remark

    Show marketing remark (522 chars)

    Back on Market at no fault of home or seller. All fha repairs have been completed! Welcome home to this lovely remodeled 3 bed 1 bath colonial now for sale and ready for its new homeowner! From the front, you see the front covered porch, when inside you have a large living room that flows to the open huge kitchen and dining room. Upstairs you have three large bedrooms, and a full bathroom. Attic is perfect for additional storage! In the clean dry basement is the laundry and extra storage. Schedule your showing today!

22. 2026-01-18
    listed $80,000 Active 522-char remark

    Show marketing remark (522 chars)

    Back on Market at no fault of home or seller. All fha repairs have been completed! Welcome home to this lovely remodeled 3 bed 1 bath colonial now for sale and ready for its new homeowner! From the front, you see the front covered porch, when inside you have a large living room that flows to the open huge kitchen and dining room. Upstairs you have three large bedrooms, and a full bathroom. Attic is perfect for additional storage! In the clean dry basement is the laundry and extra storage. Schedule your showing today!

23. 2006-04-26
    historical
24. 2005-10-27
    listed $34,900
25. 2002-10-02
    historical
26. 2002-05-02
    listed $24,900
27. 2002-03-31
    historical
28. 2001-12-14
    listed $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: $234 · $20/mo
• Projected year-2 tax: $757 · $63/mo
• Expected delta: +$523/yr (+$44/mo · 223.3%)

ⓘ 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 · 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: $12,669
• − Mortgage interest: −$4,593
• − Property taxes: −$234
• − Insurance: −$410
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,385
• Taxable income: $3,020
• Est. tax owed @ 24.0%: −$725
• After-tax cash flow: $3,480/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 · 366,688 people
• City population: 103,614
• Metro: Canton-Massillon, OH
• Population (ZIP): 8,849
• Household income: $38,983
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 4.0

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 0.56)
• Race & ethnicity: White 60% Black 27% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Italian 6% Iranian 4% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -74.96%
• Current HPI: 212.9455
• Rent YoY: —
• Metro: —
• 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

+222.2% since first listed

12 events — show timeline

• 2026-05-15 Relisted — MLSNOW
• 2026-03-31 Pending — MLSNOW
• 2026-03-31 Price Changed $87,000 MLSNOW
• 2026-03-13 Price Changed $78,500 MLSNOW
• 2026-02-19 Price Changed $79,000 MLSNOW
• 2026-01-18 Listed $80,000 MLSNOW
• 2006-04-26 Listing Removed — MLSNOW
• 2005-10-27 Listed $34,900 MLSNOW
• 2002-10-02 Listing Removed — MLSNOW
• 2002-05-02 Listed $24,900 MLSNOW
• 2002-03-31 Listing Removed — MLSNOW
• 2001-12-14 Listed $27,000 MLSNOW

Property tax history

-16.5%/yr

Latest (2024): $234 · +50.5% YoY. Source: county tax records.