3858 Easton St NE · Canton, OH 44721

$159,900

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 156 Days on market

Built 1960 0.47 ac lot $129/sqft · 39% below area Est $261k · 39% under ↓ 11% since listing

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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 +5.6/10.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Brick Ranch in this prime Plain location. Situated on just under 1/2 acres. This is going to be a great investment or first family home. Bring your design ideas and make it your own. Sold As Is.

Key facts

• 0.47 acre lot
• 2 garage spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 72 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 156 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.06% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.91%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (median comp): $260,781
• List price: $159,900
• Delta: -38.68%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,421
• Equity at exit: $23,842

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $27,978
• Equity at exit: $13,825

Cash invested: $44,772 (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 44721

• Active inventory: 72
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $370

Break-even live

Break-even rent $1,227

Max offer price $159,900

Occupancy floor 73%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6525 Blossomwood Cir NE Canton, OH	2.0	1.5	1400	$1,695	$1.21	13d	1	0.97mi

Listing history 21 events

1. 2026-06-18
   days on market $159,900 Active 156 DOM
2. 2026-06-17
   days on market $159,900 Active 155 DOM
3. 2026-06-16
   days on market $159,900 Active 154 DOM
4. 2026-06-15
   days on market $159,900 Active 153 DOM
5. 2026-06-14
   statusdays on market $159,900 Active 151 DOM
6. 2026-06-13
   days on market $159,900 Contingent 150 DOM
7. 2026-06-10
   days on market $159,900 Contingent 148 DOM
8. 2026-06-09
   days on market $159,900 Contingent 147 DOM
9. 2026-06-08
   days on market $159,900 Contingent 146 DOM
10. 2026-06-07
    days on market $159,900 Contingent 145 DOM
11. 2026-06-05
    days on market $159,900 Contingent 142 DOM
12. 2026-06-03
    days on market $159,900 Contingent 141 DOM
13. 2026-06-02
    days on market $159,900 Contingent 140 DOM
14. 2026-06-01
    days on market $159,900 Contingent 139 DOM
15. 2026-05-31
    days on market $159,900 Contingent 138 DOM
16. 2026-05-30
    days on market $159,900 Contingent 137 DOM
17. 2026-05-20
    historical Contingent 200-char remark

    Show marketing remark (200 chars)

    Great Brick Ranch in this prime Plain location. Situated on just under 1/2 acres. This is going to be a great investment or first family home. Bring your design ideas and make it your own. Sold As Is.

18. 2026-05-11
    price $159,900 200-char remark

    Show marketing remark (200 chars)

    Great Brick Ranch in this prime Plain location. Situated on just under 1/2 acres. This is going to be a great investment or first family home. Bring your design ideas and make it your own. Sold As Is.

19. 2026-03-10
    price $164,900 200-char remark

    Show marketing remark (200 chars)

    Great Brick Ranch in this prime Plain location. Situated on just under 1/2 acres. This is going to be a great investment or first family home. Bring your design ideas and make it your own. Sold As Is.

20. 2026-02-04
    price $169,900 200-char remark

    Show marketing remark (200 chars)

    Great Brick Ranch in this prime Plain location. Situated on just under 1/2 acres. This is going to be a great investment or first family home. Bring your design ideas and make it your own. Sold As Is.

21. 2026-01-12
    listed $179,900 Active 200-char remark

    Show marketing remark (200 chars)

    Great Brick Ranch in this prime Plain location. Situated on just under 1/2 acres. This is going to be a great investment or first family home. Bring your design ideas and make it your own. Sold As Is.

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $1,632 · $136/mo
• Expected delta: +$862/yr (+$72/mo · 112.0%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,340
• − Mortgage interest: −$8,957
• − Property taxes: −$770
• − Insurance: −$800
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$4,652
• Taxable income: $1,908
• Est. tax owed @ 24.0%: −$458
• After-tax cash flow: $3,979/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

• County: Stark · 366,688 people
• City population: 103,614
• Metro: Canton-Massillon, OH
• Population (ZIP): 13,722
• Household income: $95,199
• Rent vs Own: 11.6% rent · 88.4% own
• Severe rent burden: 8.7

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 (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 3% Black 2%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 3%
• Foreign-born: 2%
• Languages at home: 98% English-only · 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: ▼ -147.35%
• Current HPI: 226.5841
• 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

-11.1% since first listed

5 events — show timeline

• 2026-05-20 Contingent — MLSNOW
• 2026-05-11 Price Changed $159,900 MLSNOW
• 2026-03-10 Price Changed $164,900 MLSNOW
• 2026-02-04 Price Changed $169,900 MLSNOW
• 2026-01-12 Listed $179,900 MLSNOW

Property tax history

-3.7%/yr

Latest (2024): $770 · +189.7% YoY. Source: county tax records.