2010 18th St NE · Canton, OH 44705

$114,500

2 bd · 1.0 ba · 1,034 sqft · SingleFamily public records · 173 Days on market

Built 1925 3,114 sqft lot $111/sqft · 54% above area

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Why this score? — see what drove the D 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 +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.8/10.0
• 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 to 2010 18th St NE, Canton, OH – a beautifully refreshed 2-bedroom, 1.5-bathroom home that’s move-in ready and perfect for first-time buyers, downsizers, or anyone seeking modern comfort in a convenient location. Proudly served by Canton City Schools, this cozy residence combines fresh updates with practical living spaces, all in a quiet northeast Canton neighborhood. Step inside to discover an interior that’s been thoughtfully modernized. Brand-new carpet flows throughout the home, creating a soft, inviting feel underfoot. The heart of the home is the stunning updated kitchen, featuring all-new appliances, (which include an electric range, refrigerator, microwave, AND dishwasher), sleek butcher block countertops, and contemporary cabinets that offer ample storage and style. A convenient half bathroom has been added on the main floor, perfect for guests and everyday ease. Upstairs, the full bathroom has been completely renovated with an all-tile walk-in shower – a spa-like retreat you’ll love starting and ending your day in. The unfinished basement provides excellent storage potential or room to expand in the future, while the partially fenced backyard offers a private outdoor space for relaxation, gardening, or play. Note: no garage, with off-street parking available. This charming home is ideally situated near everyday conveniences and Canton’s standout attractions. Seller is also offering a one year home warranty with America's Preferred Home Warranty! Don’t miss this opportunity to own a turnkey property with all the key updates already done – schedule your showing today!

Key facts

• All new appliances
• Updated kitchen
• 3,114 sq ft lot

Tags

• UPDATED KITCHEN
• ALL NEW APPLIANCES
• BUTCHER BLOCK COUNTERTOPS
• CONVENIENT HALF BATHROOM
• COMPLETELY RENOVATED BATHROOM
• ALL TILE WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $72 ($861/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (11.8% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Belle Stone Elementary School (324 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 $792 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 173 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $114k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1925 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (median comp): $74,162
• List price: $114,500
• Delta: 54.39%
• 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
2005 17th St NE	0.07mi	3/1.0 (+1)	1,040 (+1%)	1mo	$144,100	$139	90
1534 Gross Ave NE	0.42mi	2/1.0	934 (-10%)	2mo	$28,000	$30	62
2656 22nd St NE	0.67mi	3/1.0 (+1)	1,008 (-2%)	1mo	$25,000	$25	58
1311 18th St NE	0.55mi	3/1.0 (+1)	1,100 (+6%)	1mo	$125,000	$114	58
2315 Maple Ave NE	0.46mi	2/1.0	924 (-11%)	4mo	$102,500	$111	58
1115 21st St NE	0.73mi	3/1.0 (+1)	1,053 (+2%)	0mo	$125,000	$119	58
1610 Colonial Blvd NE	0.63mi	3/1.0 (+1)	1,080 (+4%)	3mo	$145,000	$134	56
2735 19th St NE	0.73mi	3/1.0 (+1)	1,008 (-2%)	2mo	$84,000	$83	55
1209 17th St NE	0.63mi	3/1.0 (+1)	1,080 (+4%)	4mo	$119,000	$110	55
1614 Colonial Blvd NE	0.63mi	3/1.0 (+1)	1,104 (+7%)	2mo	$135,500	$123	53
1629 Gibbs Ave NE	0.74mi	3/1.0 (+1)	1,152 (+11%)	1mo	$75,000	$65	41
1410 Colonial Blvd NE	0.70mi	2/2.0	1,171 (+13%)	2mo	$145,000	$124	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.47×
• Total profit: $-16,969
• Equity at exit: $17,072

10-year hold

• IRR: -12.3%
• Equity multiple: 0.36×
• Total profit: $-20,430
• Equity at exit: $9,900

Cash invested: $32,060 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,009 high
• Mortgage (P&I): −$600
• Tax from tax record: −$78 /mo · $931/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $72

Break-even live

Break-even rent $919

Max offer price $114,500

Occupancy floor 88%

Sensitivity live

Price	-10% $137	-5% $104	+0% $72	+5% $39	+10% $7
Rent	-10% $-8	-5% $32	+0% $72	+5% $112	+10% $151
Rate	-1.0pp $129	-0.5pp $101	base $72	+0.5pp $42	+1.0pp $12

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2213 17th St NE Canton, OH	2.0	1.0	1132	$1,100	$0.97	46d	1	0.18mi
2018 Maple Ave NE Canton, OH	2.0	1.0	1206	$950	$0.79	15d	1	0.31mi
1524 Parkhill Pl NE Canton, OH	3.0	1.0	856	$995	$1.16	45d	1	0.55mi
1629 Spring Ave NE Unit Na Canton, OH	2.0	1.0	1100	$836	$0.76	23d	1	0.90mi
1613 Spring Ave NE Canton, OH	3.0	1.0	1320	$1,095	$0.83	23d	1	0.91mi
1206 Lawrence Rd NE Apt 3 Canton, OH	2.0	1.0	900	$950	$1.06	23d	1	0.97mi
2103 Willowrow Ave NE Canton, OH	3.0	1.0	850	$1,000	$1.18	15d	1	0.97mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	15d	1	1.12mi
2321 Harmont Ave NE Canton, OH	2.0	1.0	800	$1,200	$1.50	15d	1	1.13mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	45d	1	1.28mi
1906 6th St NE Unit 1906-002 Canton, OH	3.0	1.0	906	$1,000	$1.10	15d	1	1.31mi
1238 Logan Ave NW Apt 2 Canton, OH	1.0	1.0	700	$650	$0.93	45d	1	1.34mi
1946 Otto Pl NE Canton, OH	3.0	1.0	1499	$28,000	$18.68	15d	1	1.44mi
1307 Woodland Ave NW Unit 2 Canton, OH	2.0	1.0	973	$675	$0.69	45d	1	1.46mi

Listing history 31 events

1. 2026-06-21
   pricedays on market $114,500 Active 173 DOM
2. 2026-06-18
   days on market $122,900 Active 170 DOM
3. 2026-06-17
   days on market $122,900 Active 169 DOM
4. 2026-06-16
   days on market $122,900 Active 168 DOM
5. 2026-06-13
   days on market $122,900 Active 167 DOM
6. 2026-06-10
   days on market $122,900 Active 165 DOM
7. 2026-06-09
   days on market $122,900 Active 164 DOM
8. 2026-06-08
   days on market $122,900 Active 163 DOM
9. 2026-06-07
   days on market $122,900 Active 162 DOM
10. 2026-06-05
    days on market $122,900 Active 159 DOM
11. 2026-06-03
    days on market $122,900 Active 158 DOM
12. 2026-06-02
    days on market $122,900 Active 157 DOM
13. 2026-06-01
    days on market $122,900 Active 156 DOM
14. 2026-05-31
    days on market $122,900 Active 155 DOM
15. 2026-05-30
    days on market $122,900 Active 154 DOM
16. 2026-03-24
    price $122,900 1658-char remark

    Show marketing remark (1658 chars)

    Welcome to 2010 18th St NE, Canton, OH – a beautifully refreshed 2-bedroom, 1.5-bathroom home that’s move-in ready and perfect for first-time buyers, downsizers, or anyone seeking modern comfort in a convenient location. Proudly served by Canton City Schools, this cozy residence combines fresh updates with practical living spaces, all in a quiet northeast Canton neighborhood. Step inside to discover an interior that’s been thoughtfully modernized. Brand-new carpet flows throughout the home, creating a soft, inviting feel underfoot. The heart of the home is the stunning updated kitchen, featuring all-new appliances, (which include an electric range, refrigerator, microwave, AND dishwasher), sleek butcher block countertops, and contemporary cabinets that offer ample storage and style. A convenient half bathroom has been added on the main floor, perfect for guests and everyday ease. Upstairs, the full bathroom has been completely renovated with an all-tile walk-in shower – a spa-like retreat you’ll love starting and ending your day in. The unfinished basement provides excellent storage potential or room to expand in the future, while the partially fenced backyard offers a private outdoor space for relaxation, gardening, or play. Note: no garage, with off-street parking available. This charming home is ideally situated near everyday conveniences and Canton’s standout attractions. Seller is also offering a one year home warranty with America's Preferred Home Warranty! Don’t miss this opportunity to own a turnkey property with all the key updates already done – schedule your showing today!

17. 2025-12-27
    listed $124,900 Active 1658-char remark

    Show marketing remark (1658 chars)

    Welcome to 2010 18th St NE, Canton, OH – a beautifully refreshed 2-bedroom, 1.5-bathroom home that’s move-in ready and perfect for first-time buyers, downsizers, or anyone seeking modern comfort in a convenient location. Proudly served by Canton City Schools, this cozy residence combines fresh updates with practical living spaces, all in a quiet northeast Canton neighborhood. Step inside to discover an interior that’s been thoughtfully modernized. Brand-new carpet flows throughout the home, creating a soft, inviting feel underfoot. The heart of the home is the stunning updated kitchen, featuring all-new appliances, (which include an electric range, refrigerator, microwave, AND dishwasher), sleek butcher block countertops, and contemporary cabinets that offer ample storage and style. A convenient half bathroom has been added on the main floor, perfect for guests and everyday ease. Upstairs, the full bathroom has been completely renovated with an all-tile walk-in shower – a spa-like retreat you’ll love starting and ending your day in. The unfinished basement provides excellent storage potential or room to expand in the future, while the partially fenced backyard offers a private outdoor space for relaxation, gardening, or play. Note: no garage, with off-street parking available. This charming home is ideally situated near everyday conveniences and Canton’s standout attractions. Seller is also offering a one year home warranty with America's Preferred Home Warranty! Don’t miss this opportunity to own a turnkey property with all the key updates already done – schedule your showing today!

18. 2022-10-25
    soldstatus $46,000
19. 2022-10-07
    status Pending
20. 2022-10-07
    historical
21. 2022-10-05
    price $54,900
22. 2022-09-19
    listed $59,900 Active
23. 2011-01-03
    soldstatus $55,000
24. 2007-12-28
    soldstatus $9,000
25. 2007-11-01
    historical
26. 2007-10-31
    listed $9,900
27. 2007-08-03
    listed $12,900
28. 2005-12-07
    soldstatus $65,000
29. 2005-03-29
    soldstatus $13,400
30. 2004-10-14
    listed $16,900
31. 1998-04-29
    soldstatus $57,000

ⓘ 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: $931 · $78/mo
• Projected year-2 tax: $1,359 · $113/mo
• Expected delta: +$427/yr (+$36/mo · 45.9%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,114
• − Mortgage interest: −$6,414
• − Property taxes: −$931
• − Insurance: −$572
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$3,331
• Taxable loss: −$1,073
• Est. tax savings @ 24.0%: +$258
• After-tax cash flow: $1,118/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

+115.6% since first listed

16 events — show timeline

• 2026-03-24 Price Changed $122,900 MLSNOW
• 2025-12-27 Listed $124,900 MLSNOW
• 2022-10-25 Sold (Public Records) $46,000 Public Records
• 2022-10-07 Pending — MLSNOW
• 2022-10-07 Listing Removed — MLSNOW
• 2022-10-05 Price Changed $54,900 MLSNOW
• 2022-09-19 Listed $59,900 MLSNOW
• 2011-01-03 Sold (Public Records) $55,000 Public Records
• 2007-12-28 Sold (MLS) $9,000 MLSNOW
• 2007-11-01 Listing Removed — MLSNOW
• 2007-10-31 Listed $9,900 MLSNOW
• 2007-08-03 Listed $12,900 MLSNOW
• 2005-12-07 Sold (Public Records) $65,000 Public Records
• 2005-03-29 Sold (MLS) $13,400 MLSNOW
• 2004-10-14 Listed $16,900 MLSNOW
• 1998-04-29 Sold (Public Records) $57,000 Public Records

Property tax history

-0.3%/yr

Latest (2024): $931 · +36.2% YoY. Source: county tax records.