1217 18th St NW · Canton, OH 44703

$121,000

3 bd · 3.0 ba · 2,032 sqft · MultiFamily public records · 22 Days on market

Built 1960 Est $110k · 10% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Triplex, 3- 1 bedroom units Unit #1, has dining room, sunroom, partial basement with laundry hookups and 1 car garage Unit #2, second floor, has access to attic for storage Unit #3, in lower level, has laundry hookups longterm tenants, unit#1, 20 years, unit#2 7 years, unit #3 1year, relative of unit 1 landlord pays all utilities, for 2025 Electric, gass, Water/trash average $500 per month. total rents currently $1900, rents below local avergae

Key facts

• Partial basement
• Sunroom
• Dining room

Tags

• DINING ROOM
• SUNROOM
• PARTIAL BASEMENT
• LAUNDRY HOOKUPS
• ACCESS TO ATTIC

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1.0-bath units multifamily listed at $121k.

Deal economics

• At list price, monthly cash flow is $933 ($11k/yr) — positive. Per door: $311/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $121k).
• Recommended offer: $119k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% 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: Rents rising fast (+4.6%/yr); 30 active listings in the ZIP; 5 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).
• At $2,190/mo this rent would consume 82% of the median local household income ($32k/yr) (locally 644% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $837 of loan paydown is wiped out by about $4k 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 + 4.6% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 33y 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 $53k; list at $121k implies a 127% gain — meaningful room to come down on a strong offer.

Recommended offer $119,185 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.81% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.05%
• DSCR: 2.47
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $109,728
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 19th St NW	0.09mi	2/2.0 (-1)	1,962 (-3%)	6mo	$160,500	$82	76
1248 18th St NW	0.07mi	3/2.0	1,872 (-8%)	17mo	$105,000	$56	66
2112 Iris Ct NW	0.34mi	4/2.0 (+1)	2,208 (+9%)	1mo	$120,000	$54	60
1814 Woodland Ave NW	0.28mi	4/2.0 (+1)	2,232 (+10%)	9mo	$150,000	$67	54
1117-1119 18th St NW	0.09mi	4/2.0 (+1)	1,768 (-13%)	20mo	$131,000	$74	48
1324-1326 Shorb Ave NW	0.48mi	2/2.0 (-1)	1,872 (-8%)	11mo	$43,000	$23	46
949 Fulton Rd NW	0.73mi	3/3.0	1,868 (-8%)	12mo	$95,000	$51	42
1301 Fulton Rd NW	0.48mi	3/1.5	1,828 (-10%)	21mo	$42,550	$23	38
907 14th St NW	0.41mi	4/2.0 (+1)	1,740 (-14%)	19mo	$51,000	$29	32

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 2.28×
• Total profit: $43,443
• Equity at exit: $18,041

10-year hold

• IRR: 38.2%
• Equity multiple: 4.83×
• Total profit: $129,685
• Equity at exit: $10,462

Cash invested: $33,880 (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 44703

• Home prices YoY: -20.5%
• Rents YoY: 4.6%
• Active inventory: 30
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $2,190 high
• Mortgage (P&I): −$635
• Tax from tax record: −$112 /mo · $1,343/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $933

Break-even live

Break-even rent $1,009

Max offer price $121,000

Occupancy floor 52%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,190
Total (3 units)			$2,190

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	43d	1	0.87mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	43d	1	0.93mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	20d	1	1.19mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	20d	1	1.29mi
3034 12th St NW Canton, OH	2.0	1.0	1724	$1,125	$0.65	20d	1	1.39mi

Listing history 29 events

1. 2026-06-18
   days on market $121,000 Active 22 DOM
2. 2026-06-17
   days on market $121,000 Active 21 DOM
3. 2026-06-16
   days on market $121,000 Active 20 DOM
4. 2026-06-15
   days on market $121,000 Active 19 DOM
5. 2026-06-14
   days on market $121,000 Active 17 DOM
6. 2026-06-13
   days on market $121,000 Active 16 DOM
7. 2026-06-10
   days on market $121,000 Active 14 DOM
8. 2026-06-09
   days on market $121,000 Active 13 DOM
9. 2026-06-08
   days on market $121,000 Active 12 DOM
10. 2026-06-07
    days on market $121,000 Active 11 DOM
11. 2026-06-05
    days on market $121,000 Active 8 DOM
12. 2026-06-03
    days on market $121,000 Active 7 DOM
13. 2026-06-02
    days on market $121,000 Active 6 DOM
14. 2026-06-01
    days on market $121,000 Active 5 DOM
15. 2026-05-31
    days on market $121,000 Active 4 DOM
16. 2026-05-30
    days on market $121,000 Active 3 DOM
17. 2026-05-28
    listed $121,000 Active
18. 2010-03-19
    soldstatus $53,200
19. 2008-10-16
    historical
20. 2008-07-16
    listed $64,900
21. 2006-07-31
    historical
22. 2006-02-15
    listed $79,850
23. 2006-02-13
    historical
24. 2005-11-14
    listed $82,000
25. 1994-08-30
    soldstatus $58,000
26. 1994-07-01
    historical
27. 1993-10-21
    listed $64,900
28. 1991-12-03
    soldstatus $53,000
29. 1990-06-08
    soldstatus $51,000

ⓘ 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: $1,343 · $112/mo
• Projected year-2 tax: $1,615 · $135/mo
• Expected delta: +$272/yr (+$23/mo · 20.3%)

ⓘ 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: $26,280
• − Mortgage interest: −$6,778
• − Property taxes: −$1,343
• − Insurance: −$605
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$3,520
• Taxable income: $9,829
• Est. tax owed @ 24.0%: −$2,359
• After-tax cash flow: $8,840/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): 8,070
• Household income: $31,957
• Rent vs Own: 67.2% rent · 32.8% own
• Severe rent burden: 644.0

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 0.62)
• Race & ethnicity: White 58% Two or more races 19% Black 19% Hispanic / Latino 8% Pacific Islander 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 15% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada

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: ▼ -56.64%
• Current HPI: 220.0551
• Rent YoY: ▲ 4.61%
• 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

+137.3% since first listed

13 events — show timeline

• 2026-05-28 Listed $121,000 FSBO.com
• 2010-03-19 Sold (Public Records) $53,200 Public Records
• 2008-10-16 Listing Removed — MLSNOW
• 2008-07-16 Listed $64,900 MLSNOW
• 2006-07-31 Listing Removed — MLSNOW
• 2006-02-15 Listed $79,850 MLSNOW
• 2006-02-13 Listing Removed — MLSNOW
• 2005-11-14 Listed $82,000 MLSNOW
• 1994-08-30 Sold (Public Records) $58,000 Public Records
• 1994-07-01 Listing Removed — MLSNOW
• 1993-10-21 Listed $64,900 MLSNOW
• 1991-12-03 Sold (Public Records) $53,000 Public Records
• 1990-06-08 Sold (Public Records) $51,000 Public Records

Property tax history

+7.4%/yr

Latest (2024): $1,343 · +24.5% YoY. Source: county tax records.