1405 8th St NW · Canton, OH 44703

$70,000

3 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 16 Days on market

Built 1918 2,813 sqft lot $56/sqft · 6% below area Est $75k · 7% under

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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 +30.0/30.0
• ARV discount +10.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Homeowners or investors! 1,256 sf two-story home with three bedrooms. Large front porch.

Key facts

• 2,813 sq ft lot
• Built 1918
• Listed 16 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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.
• 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 38% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $10k; list at $70k implies a 600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1918 — 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. 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.
5. 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.
6. 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: 1.45% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.66%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

• ARV (median comp): $74,942
• List price: $70,000
• Delta: -6.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1401 8th St NW	0.01mi	3/1.0	1,250 (0%)	3mo	$85,000	$68	97
1409 8th St NW	0.01mi	3/1.0	1,232 (-1%)	1mo	$80,000	$65	97
1330 15th St NW	0.59mi	3/1.0	1,248 (-0%)	1mo	$125,000	$100	71
824 Smith Ave NW	0.59mi	3/1.0	1,264 (+1%)	0mo	$126,000	$100	70
1331 Louisiana Ave NW	0.59mi	2/1.0 (-1)	1,252 (+0%)	3mo	$35,000	$28	65
706 Harriet Ave NW	0.32mi	3/1.0	1,384 (+11%)	3mo	$92,000	$66	64
1435 12th St NW	0.32mi	3/2.0	1,352 (+8%)	5mo	$121,000	$89	64
2318 7th St NW	0.62mi	3/1.0	1,201 (-4%)	3mo	$90,000	$75	62
1410 Perkins Ave NW	0.45mi	3/1.0	1,344 (+8%)	5mo	$137,500	$102	62
2322 9th St NW	0.65mi	3/2.0	1,296 (+4%)	1mo	$75,000	$58	59
620 Arlington Ave NW	0.65mi	3/2.0	1,296 (+4%)	4mo	$120,000	$93	56
1227 Worley Ave NW	0.55mi	3/2.0	1,092 (-13%)	3mo	$120,000	$110	46

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: 14.8%
• Equity multiple: 1.60×
• Total profit: $11,829
• Equity at exit: $10,437

10-year hold

• IRR: 24.7%
• Equity multiple: 3.30×
• Total profit: $45,088
• Equity at exit: $6,052

Cash invested: $19,600 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,016 high
• Mortgage (P&I): −$367
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $338

Break-even live

Break-even rent $589

Max offer price $70,000

Occupancy floor 62%

Sensitivity live

Price	-10% $377	-5% $357	+0% $338	+5% $318	+10% $298
Rent	-10% $257	-5% $297	+0% $338	+5% $378	+10% $418
Rate	-1.0pp $373	-0.5pp $355	base $338	+0.5pp $319	+1.0pp $301

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	44d	1	0.15mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	14d	20	0.38mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	44d	1	0.56mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	21d	1	0.57mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	21d	1	0.60mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	21d	1	0.63mi
1224 15th St NW Unit 1 Canton, OH	2.0	1.0	900	$749	$0.83	21d	1	0.68mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	21d	1	0.68mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	44d	1	0.68mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	44d	1	0.75mi
521 Columbus Ave NW Canton, OH	2.0	1.0	900	$775	$0.86	21d	1	0.75mi
521 Columbus Ave NW Unit 2 Canton, OH	2.0	1.0	900	$875	$0.97	44d	1	0.75mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	21d	1	0.77mi
1307 Woodland Ave NW Unit 2 Canton, OH	2.0	1.0	973	$675	$0.69	44d	1	0.78mi
2525 6th St NW Unit NA Canton, OH	2.0	1.0	950	$700	$0.74	44d	1	0.78mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	44d	1	0.79mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	44d	1	0.93mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	21d	1	0.93mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	21d	1	0.93mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	21d	1	1.06mi
3034 12th St NW Canton, OH	2.0	1.0	1724	$1,125	$0.65	21d	1	1.12mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	21d	1	1.14mi
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	44d	1	1.16mi
1000 Market Ave S Canton, OH	1.0–2.0	1.0–2.0	1500	$4,505	$3.00	14d	12	1.17mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	14d	1	1.19mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	14d	1	1.22mi
2901 17th St NW Canton, OH	2.0	1.0	1000	$885	$0.89	21d	1	1.27mi
1029 23rd St NW Canton, OH	3.0	1.0	1356	$1,500	$1.11	14d	1	1.30mi
1613 Spring Ave NE Canton, OH	3.0	1.0	1320	$1,095	$0.83	21d	1	1.35mi
1629 Spring Ave NE Unit Na Canton, OH	2.0	1.0	1100	$836	$0.76	21d	1	1.36mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	14d	1	1.37mi
1206 Lawrence Rd NE Apt 3 Canton, OH	2.0	1.0	900	$950	$1.06	21d	1	1.38mi
1380 Garfield Ave SW Canton, OH	2.0	1.0	1212	$995	$0.82	21d	1	1.39mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	14d	1	1.49mi
316 Young Ave NE Canton, OH	4.0	1.0	1268	$1,050	$0.83	14d	1	1.50mi

Listing history 11 events

1. 2026-05-08
   status Pending 88-char remark

   Show marketing remark (88 chars)

   Homeowners or investors! 1,256 sf two-story home with three bedrooms. Large front porch.

2. 2026-04-22
   listed $70,000 Active 88-char remark

   Show marketing remark (88 chars)

   Homeowners or investors! 1,256 sf two-story home with three bedrooms. Large front porch.

3. 2026-03-26
   historical
4. 2025-09-24
   listed $80,000 Active
5. 2024-05-12
   historical $995
6. 2024-04-30
   listed $995
7. 2024-04-23
   historical $995
8. 2024-04-17
   listed $995
9. 2024-04-05
   historical $1,050
10. 2024-04-03
    listed $1,050
11. 1989-08-04
    soldstatus $10,000

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$132/yr (+$11/mo · 16.0%)

ⓘ 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
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,193
• − Mortgage interest: −$3,921
• − Property taxes: −$828
• − Insurance: −$350
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$2,036
• Taxable income: $3,107
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $3,304/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

+600.0% since first listed

11 events — show timeline

• 2026-05-08 Pending — MLSNOW
• 2026-04-22 Listed $70,000 MLSNOW
• 2026-03-26 Listing Removed — MLSNOW
• 2025-09-24 Listed $80,000 MLSNOW
• 2024-05-12 Rental Removed $995 BUILDIUM
• 2024-04-30 Listed for Rent $995 BUILDIUM
• 2024-04-23 Rental Removed $995 BUILDIUM
• 2024-04-17 Listed for Rent $995 BUILDIUM
• 2024-04-05 Rental Removed $1,050 BUILDIUM
• 2024-04-03 Listed for Rent $1,050 BUILDIUM
• 1989-08-04 Sold (Public Records) $10,000 Public Records

Property tax history

+5.1%/yr

Latest (2024): $828 · +54.6% YoY. Source: county tax records.