1209 Roslyn Ave SW · Canton, OH 44710

$114,900

2 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 13 Days on market

Built 1925 4,726 sqft lot Est $122k · 5% under

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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 +17.4/30.0
• ARV discount +10.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect Starter or Rental Home near Aultman Hospital. Updated electric, copper plumbing, vinyl siding, fenced yard with 3 car garage accessed from rear alley. Immediate Possession.

Key facts

• Natural woodwork
• Decorative fireplace
• Fenced in back yard

Tags

• FENCED IN BACK YARD
• DECORATIVE FIREPLACE
• NATURAL WOODWORK
• BREAKFAST MORNING ROOM
• HIGH EFFICIENCY FURNACE
• PRIVATE FENCED IN BACK YARD

Property features AI

Exterior

• Parking: Detached garage with electricity; 3 garage spaces
• Utilities: Public water; Public sewer
• Home design: 2-story home; Faces east
• Construction: Vinyl siding; Asphalt fiberglass roof
• Exterior features: Front porch; Patio; Privacy wood fencing

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating; Wall cooling units
• Interior features: Full, unfinished basement; Decorative fireplace in the living room
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $105k (8.9% below list).
• Recommended offer: $105k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Cedar Elementary School (math 15% / reading 18%, grade F, #1,363 of 1,584 statewide, top 86%, 399 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: 48 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $794 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $67k; list at $115k implies a 71% 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 $104,661 (8.9% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.91% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $121,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1208 Roslyn Ave SW	0.02mi	3/1.0 (+1)	1,040 (+1%)	4mo	$133,000	$128	89
1154 Roslyn Ave SW	0.04mi	3/1.0 (+1)	1,138 (+10%)	3mo	$134,460	$118	73
3040 13th St SW	0.21mi	2/1.0	936 (-9%)	7mo	$128,000	$137	69
1014 Roslyn Ave SW	0.21mi	3/1.0 (+1)	1,128 (+10%)	2mo	$107,500	$95	68
1201 Benskin Ave SW	0.32mi	3/1.5 (+1)	988 (-4%)	6mo	$65,500	$66	66
1019 Dartmouth Ave SW	0.44mi	2/1.0	959 (-7%)	4mo	$94,675	$99	64
1221 Homewood Ave SW	0.36mi	3/2.0 (+1)	1,084 (+5%)	4mo	$140,000	$129	62
1251 Homewood Ave SW	0.36mi	2/1.0	909 (-12%)	7mo	$84,900	$93	57
3800 11th St SW	0.34mi	3/2.0 (+1)	1,176 (+14%)	6mo	$140,000	$119	46
1259 Hawthorne Ave SW	0.68mi	3/1.0 (+1)	942 (-8%)	6mo	$108,000	$115	45
3057 Grove Pl SW	0.57mi	3/1.0 (+1)	1,171 (+14%)	7mo	$60,000	$51	40
1159 Hawthorne Ave SW	0.67mi	2/1.0	875 (-15%)	6mo	$129,900	$148	38

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-13,185
• Equity at exit: $17,132

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-4,531
• Equity at exit: $9,934

Cash invested: $32,172 (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 44710

• Active inventory: 48
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$603
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $86

Break-even live

Break-even rent $938

Max offer price $114,900

Occupancy floor 87%

Sensitivity live

Price	-10% $151	-5% $118	+0% $86	+5% $53	+10% $21
Rent	-10% $3	-5% $44	+0% $86	+5% $127	+10% $168
Rate	-1.0pp $143	-0.5pp $115	base $86	+0.5pp $56	+1.0pp $26

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	23d	1	0.20mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	15d	1	0.29mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	15d	1	0.53mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	15d	1	0.62mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	23d	1	0.78mi
1520 Bryan Ave SW Canton, OH	3.0	1.0	1040	$1,100	$1.06	45d	1	0.85mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	45d	1	0.89mi
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	45d	1	0.92mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	45d	1	0.92mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	23d	1	1.00mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	45d	1	1.00mi
1380 Garfield Ave SW Canton, OH	2.0	1.0	1212	$995	$0.82	23d	1	1.10mi
521 Columbus Ave NW Unit 1 Canton, OH	1.0	1.0	700	$825	$1.18	45d	1	1.11mi
521 Columbus Ave NW Unit 2 Canton, OH	2.0	1.0	900	$875	$0.97	45d	1	1.11mi
521 Columbus Ave NW Canton, OH	2.0	1.0	900	$775	$0.86	23d	1	1.11mi
2525 6th St NW Unit NA Canton, OH	2.0	1.0	950	$700	$0.74	45d	1	1.14mi
1507 Stark Ave SW Canton, OH	3.0	1.0	1188	$975	$0.82	45d	1	1.28mi
1511 Stark Ave SW Canton, OH	2.0	1.0	992	$900	$0.91	45d	1	1.28mi
1511 Stark Ave SW Canton, OH	1.0	1.0	992	$900	$0.91	15d	1	1.28mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	23d	1	1.32mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	23d	1	1.32mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	23d	1	1.34mi

Listing history 10 events

1. 2026-06-21
   days on market $114,900 Active 13 DOM
2. 2026-06-18
   days on market $114,900 Active 10 DOM
3. 2026-06-17
   days on market $114,900 Active 9 DOM
4. 2026-06-16
   days on market $114,900 Active 8 DOM
5. 2026-06-15
   days on market $114,900 Active 7 DOM
6. 2026-06-14
   days on market $114,900 Active 5 DOM
7. 2026-06-13
   days on market $114,900 Active 4 DOM
8. 2026-06-10
   days on market $114,900 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $114,900 Active 1 DOM

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,441 · $120/mo
• Expected delta: +$351/yr (+$29/mo · 32.2%)

ⓘ 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: $12,559
• − Mortgage interest: −$6,436
• − Property taxes: −$1,090
• − Insurance: −$574
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$3,343
• Taxable loss: −$893
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $1,241/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): 9,067
• Household income: $47,305
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 444.0

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 (76%)
• Race & ethnicity: White 76% Black 16% Two or more races 6% Hispanic / Latino 1% Asian 1%
• Common ancestry: Italian 6% Lithuanian 4% Romanian 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -118.74%
• Current HPI: 177.4476
• Rent YoY: —
• 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

+198.4% since first listed

16 events — show timeline

• 2026-06-08 Listed $114,900 MLSNOW
• 2023-08-26 Price Changed $52,500 MLSNOW
• 2020-11-04 Price Changed $52,500 MLSNOW
• 2020-08-25 Price Changed $52,500 MLSNOW
• 2014-02-12 Price Changed $52,500 MLSNOW
• 2005-01-31 Sold (Public Records) $67,000 Public Records
• 2005-01-31 Sold (MLS) $67,000 MLSNOW
• 2004-09-15 Listed $69,850 MLSNOW
• 2001-10-01 Listing Removed — MLSNOW
• 2000-09-25 Listed $54,000 MLSNOW
• 1998-03-13 Sold (Public Records) $52,500 Public Records
• 1998-03-12 Price Changed $54,000 MLSNOW
• 1998-03-12 Price Changed $54,000 MLSNOW
• 1998-03-12 Price Changed $54,000 MLSNOW
• 1996-09-30 Sold (Public Records) $22,800 Public Records
• 1990-11-21 Sold (Public Records) $38,500 Public Records

Property tax history

-0.2%/yr

Latest (2024): $1,090 · +7.9% YoY. Source: county tax records.