2423 9th St SW · Canton, OH 44710

$115,000

3 bd · 1.0 ba · 1,566 sqft · SingleFamily public records · 6 Days on market

Built 1912 5,741 sqft lot Est $121k · at est. ↓ 14% since listing

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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 +21.7/30.0
• ARV discount +9.6/15.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• 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

2423 9th St SW, Canton, OH is a solid 3-bedroom, 1-bath single-family rental property offering dependable cash flow in a convenient Canton location. This home is tenant-occupied with long-term residents already in place, making it an attractive turnkey addition for any investor seeking stability and immediate income. The current tenants are under lease through May 31st, 2027, providing extended lease security and reduced vacancy risk. With established occupancy and consistent rental history, this property is well-positioned as a low-maintenance investment opportunity. This property may also be offered as part of a package deal with other rental properties currently listed for sale through a

Key facts

• 5,741 sq ft lot
• 2 garage spots
• Built 1912

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water service; Public sewer
• Home design: Two-story home; Asphalt roof; Frame construction
• Construction: Built according to public records; Frame construction; Asphalt roof
• Exterior features: Public water; Public sewer

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Gas heating
• Interior features: Full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.1% 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: 48 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 30% of the median local income ($47k/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 $795 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1912 — 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: 1.04% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $120,582
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1030 Dartmouth Ave SW	0.22mi	3/1.0	1,560 (-0%)	2mo	$96,800	$62	88
1000 Arlington Ave SW	0.12mi	4/1.5 (+1)	1,598 (+2%)	1mo	$124,900	$78	83
2307 6th St SW	0.22mi	3/2.0	1,631 (+4%)	1mo	$175,000	$107	78
1021 Greenfield SW	0.29mi	3/1.0	1,464 (-6%)	3mo	$107,000	$73	73
1115 Dueber Ave SW	0.44mi	3/1.5	1,580 (+1%)	4mo	$90,400	$57	73
906 Harrison Ave SW	0.22mi	3/1.0	1,368 (-13%)	2mo	$102,900	$75	68
1248 Dartmouth Ave SW	0.43mi	3/1.5	1,456 (-7%)	0mo	$68,000	$47	66
633 Park Ave SW	0.33mi	3/2.0	1,466 (-6%)	5mo	$159,000	$108	66
921 Camden Ave SW	0.64mi	3/1.5	1,380 (-12%)	1mo	$84,000	$61	47
1017 Clinton Ave SW	0.59mi	3/1.0	1,344 (-14%)	2mo	$112,000	$83	47
131 Roslyn Ave NW	0.65mi	3/1.5	1,352 (-14%)	3mo	$178,500	$132	43
1031 Camden Ave SW	0.66mi	3/2.0	1,368 (-13%)	2mo	$105,000	$77	43

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-7,330
• Equity at exit: $17,147

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $8,175
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$603
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $178

Break-even live

Break-even rent $969

Max offer price $115,000

Occupancy floor 80%

Sensitivity live

Price	-10% $243	-5% $210	+0% $178	+5% $145	+10% $112
Rent	-10% $83	-5% $130	+0% $178	+5% $225	+10% $272
Rate	-1.0pp $235	-0.5pp $207	base $178	+0.5pp $148	+1.0pp $117

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2306 6th St SW Canton, OH	4.0	1.5	2086	$1,200	$0.58	21d	1	0.20mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	14d	1	0.21mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	21d	1	0.24mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	44d	1	0.32mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	44d	1	0.33mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	14d	1	0.37mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	14d	1	0.55mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	21d	1	0.56mi
1380 Garfield Ave SW Canton, OH	2.0	1.0	1212	$995	$0.82	21d	1	0.77mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	44d	1	0.93mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	21d	1	0.94mi
1507 Stark Ave SW Canton, OH	3.0	1.0	1188	$975	$0.82	44d	1	0.97mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	21d	1	0.99mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	21d	1	0.99mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	14d	20	1.09mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	44d	1	1.14mi
3034 12th St NW Canton, OH	2.0	1.0	1724	$1,125	$0.65	21d	1	1.16mi
1000 Market Ave S Canton, OH	1.0–2.0	1.0–2.0	1500	$4,505	$3.00	14d	12	1.36mi

Listing history 6 events

1. 2026-06-18
   days on market $115,000 Active 6 DOM
2. 2026-06-17
   days on market $115,000 Active 5 DOM
3. 2026-06-16
   days on market $115,000 Active 4 DOM
4. 2026-06-15
   days on market $115,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $115,000 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: $1,373 · $114/mo
• Projected year-2 tax: $1,584 · $132/mo
• Expected delta: +$210/yr (+$18/mo · 15.3%)

ⓘ 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: $14,323
• − Mortgage interest: −$6,442
• − Property taxes: −$1,373
• − Insurance: −$575
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,345
• Taxable income: $296
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $2,059/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

-14.2% since first listed

8 events — show timeline

• 2026-06-12 Listed $115,000 MLSNOW
• 2024-02-23 Listing Removed — MLSNOW
• 2024-02-02 Relisted — MLSNOW
• 2024-02-01 Listing Removed — MLSNOW
• 2023-10-30 Listed $79,900 MLSNOW
• 2023-05-31 Listing Removed — MLSNOW
• 2023-01-31 Listed $89,000 MLSNOW
• 2018-10-25 Sold (Public Records) $134,000 Public Records

Property tax history

+5.7%/yr

Latest (2024): $1,373 · +57.8% YoY. Source: county tax records.