1706 31st St NW · Canton, OH 44709

$99,900

2 bd · 1.0 ba · 680 sqft · SingleFamily public records · 14 Days on market

Built 1941 0.30 ac lot $147/sqft · 32% above area Est $76k · 32% over

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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 +17.3/30.0
• Schools +5.5/10.0
• DSCR +5.4/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this Canton home in an ideal location close to shopping, dining, and highway access! An open front porch leads into the living room featuring hardwood floors with an easy layout. The main level offers two bedrooms, including one with hardwood flooring, along with a full bathroom complete with a tub/shower combination. The kitchen provides an efficient space for everyday cooking. Downstairs, the lower level adds extra flexibility with laundry, a bathroom area with sink/vanity and a standing shower, plus two finished bonus rooms that can be used for storage, hobbies, office space, or additional living needs. Outside, enjoy a backyard with a small patio and a one-car detached garage

Key facts

• Full bathroom
• Backyard
• Efficient kitchen

Tags

• OPEN FRONT PORCH
• HARDWOOD FLOORS
• FULL BATHROOM
• EFFICIENT KITCHEN
• FINISHED BONUS ROOMS
• BACKYARD

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Front porch; Patio

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Two main-level bedrooms; Additional bedrooms: one on the first level and one on the lower level
• Flooring: Hardwood flooring in living room and one first-level bedroom; Carpet in two bedrooms and the lower-level bonus room; Linoleum in the kitchen
• Bathrooms: One full bathroom (main level); Basement is stubbed for a bath
• Heating & cooling: Forced air gas heating; Central air conditioning with ceiling fans
• Interior features: Partially finished basement with bath rough-in and storage space; Bonus room on lower level
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $73 ($877/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 $86k (13.8% below list).
• Recommended offer: $86k (13.8% 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.
• 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.
• Zoned schools: Avondale Elementary School (math 87% / reading 82%, grade A+, #68 of 1,584 statewide, top 6%, 257 students, 47% FRL); Oakwood Middle School (math 58% / reading 66%, grade B+, #242 of 654 statewide, top 38%, 940 students, 43% FRL); Glenoak High School (math 29% / reading 69%, grade D, #422 of 781 statewide, top 54%, 2,067 students, 37% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 74 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent is only 18% of the median local income ($58k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y 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 $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,077 (13.8% below list)

Questions for the listing agent

1. Built in 1941 — 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: 0.86% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (median comp): $75,824
• List price: $99,900
• Delta: 31.75%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1534 25th St NW	0.64mi	3/1.0 (+1)	776 (+14%)	13mo	$123,500	$159	31

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-12,483
• Equity at exit: $14,895

10-year hold

• IRR: -5.0%
• Equity multiple: 0.69×
• Total profit: $-8,684
• Equity at exit: $8,638

Cash invested: $27,972 (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 44709

• Rents YoY: 1.9%
• Active inventory: 74
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $861 high
• Mortgage (P&I): −$524
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $73

Break-even live

Break-even rent $768

Max offer price $99,900

Occupancy floor 87%

Sensitivity live

Price	-10% $130	-5% $101	+0% $73	+5% $45	+10% $16
Rent	-10% $5	-5% $39	+0% $73	+5% $107	+10% $141
Rate	-1.0pp $123	-0.5pp $98	base $73	+0.5pp $47	+1.0pp $21

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1459 Rachel St NW Canton, OH	1.0–2.0	1.0	750	$950	$1.27	23d	1	0.19mi
2701 Harrison Ave NW Canton, OH	1.0–2.0	1.0	576	$1,049	$1.82	16d	6	0.48mi
1607 26th St NW Canton, OH	1.0	1.0	450	$849	$1.89	16d	9	0.57mi
1214 Woodward Pl NW Unit 3 Canton, OH	1.0	1.0	415	$495	$1.19	23d	1	0.61mi
1214 Woodward Pl NW Unit 4 Canton, OH	1.0	1.0	415	$495	$1.19	46d	1	0.61mi
4035 Guilford Ave NW Canton, OH	1.0–3.0	1.0	886	$975	$1.10	23d	1	1.11mi
1027 17th St NW Apt 3 Canton, OH	2.0	1.0	653	$900	$1.38	23d	1	1.16mi
1532 Woodland Ave NW Unit 1 Canton, OH	1.0	1.0	617	$600	$0.97	46d	1	1.35mi
1335 14th St NW Unit 4 Canton, OH	1.0	1.0	700	$675	$0.96	16d	1	1.36mi
4842 Cranberry Ave NW Canton, OH	1.0–3.0	1.0–1.5	1129	$970	$0.86	23d	1	1.41mi
343 15th St NW Unit 4 Canton, OH	1.0	1.0	477	$800	$1.68	46d	1	1.48mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	16d	1	1.49mi

Listing history 8 events

1. 2026-05-17
   historical Contingent 712-char remark
2. 2026-05-14
   listed $99,900 Active 712-char remark
3. 2000-09-13
   soldstatus $80,000
4. 2000-07-07
   soldstatus $41,000
5. 1998-08-22
   historical
6. 1998-02-22
   listed $56,500
7. 1993-07-29
   soldstatus $44,900
8. 1987-08-19
   soldstatus $22,900

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $1,028 · $86/mo
• Expected delta: +$531/yr (+$44/mo · 106.7%)

ⓘ 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: $10,329
• − Mortgage interest: −$5,596
• − Property taxes: −$497
• − Insurance: −$500
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$2,906
• Taxable loss: −$822
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $1,074/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

• Census place: Canton, OH
• County: Stark County · 272,865 people
• City population: 103,614
• Metro: Canton-Massillon, OH
• Population (ZIP): 18,614
• Household income: $57,842
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 859.0

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 (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Lithuanian 4% Italian 3% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -140.56%
• Current HPI: 195.6245
• Rent YoY: ▲ 1.94%
• 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

+336.2% since first listed

9 events — show timeline

• 2026-05-28 Pending — MLSNOW
• 2026-05-17 Contingent — MLSNOW
• 2026-05-14 Listed $99,900 MLSNOW
• 2000-09-13 Sold (Public Records) $80,000 Public Records
• 2000-07-07 Sold (Public Records) $41,000 Public Records
• 1998-08-22 Listing Removed — MLSNOW
• 1998-02-22 Listed $56,500 MLSNOW
• 1993-07-29 Sold (Public Records) $44,900 Public Records
• 1987-08-19 Sold (Public Records) $22,900 Public Records

Property tax history

-1.4%/yr

Latest (2024): $497 · -24.6% YoY. Source: county tax records.