354 Clarendon Ave NW · Canton, OH 44708

$85,000

2 bd · 1.0 ba · 1,317 sqft · SingleFamily public records · 12 Days on market

Built 1906 3,201 sqft lot Est $132k · 35% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.5/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 2-bedroom, two-story home situated on a corner lot. This spacious property offers several recent updates, including fresh paint, all new flooring, new light fixtures and ceiling fans, an updated tub and shower, a new front porch, and more. The main level features three generous living areas, providing flexibility and the potential to convert one into a first-floor bedroom if desired. Additional features include vinyl siding, central air, glass block windows, a clean basement, and off-street parking, all adding to the overall value. The location is convenient to schools, the hospital, highways, and shopping. This property is ideal for an owner-occupant or an investor looking fo

Key facts

• 3,201 sq ft lot
• Parking
• Built 1906

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $85k).
• Cap rate 9.0% 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 (+6.7%/yr); 119 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $588 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.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 31y 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 $59k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1906 — 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: 1.15% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $131,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
354 Clarendon Ave NW	0.00mi	2/1.0	1,317 (0%)	0mo	$93,500	$71	100
519 Columbus Ave NW	0.11mi	3/2.0 (+1)	1,228 (-7%)	2mo	$105,000	$86	73
824 Smith Ave NW	0.34mi	3/1.0 (+1)	1,264 (-4%)	0mo	$126,000	$100	72
2322 9th St NW	0.34mi	3/2.0 (+1)	1,296 (-2%)	1mo	$75,000	$58	72
2227 7th St SW	0.54mi	3/1.0 (+1)	1,314 (-0%)	2mo	$55,000	$42	68
644 Arlington Ave SW	0.50mi	3/2.0 (+1)	1,308 (-1%)	3mo	$132,900	$102	64
3014 2nd St NW	0.30mi	3/1.0 (+1)	1,200 (-9%)	2mo	$95,000	$79	64
131 Roslyn Ave NW	0.53mi	3/1.5 (+1)	1,352 (+3%)	3mo	$178,500	$132	62
3115 2nd St NW	0.36mi	2/1.5	1,160 (-12%)	1mo	$130,000	$112	61
222 Montrose Ave NW	0.65mi	3/1.0 (+1)	1,368 (+4%)	1mo	$175,000	$128	58
906 Harrison Ave SW	0.68mi	3/1.0 (+1)	1,368 (+4%)	2mo	$102,900	$75	55
3000 14th St NW	0.73mi	3/1.5 (+1)	1,505 (+14%)	1mo	$155,000	$103	34

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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,433
• Equity at exit: $12,674

10-year hold

• IRR: 15.4%
• Equity multiple: 2.47×
• Total profit: $34,920
• Equity at exit: $7,349

Cash invested: $23,800 (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 44708

• Rents YoY: 6.7%
• Active inventory: 119
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $973 high
• Mortgage (P&I): −$446
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $195

Break-even live

Break-even rent $727

Max offer price $85,000

Occupancy floor 75%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 Columbus Ave NW Unit 2 Canton, OH	2.0	1.0	900	$875	$0.97	43d	1	0.14mi
521 Columbus Ave NW Canton, OH	2.0	1.0	900	$775	$0.86	21d	1	0.14mi
2525 6th St NW Unit NA Canton, OH	2.0	1.0	950	$700	$0.74	43d	1	0.18mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	21d	1	0.25mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	43d	1	0.25mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	43d	1	0.28mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	43d	1	0.32mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	21d	1	0.39mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	21d	1	0.44mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	21d	1	0.44mi
3034 12th St NW Canton, OH	2.0	1.0	1724	$1,125	$0.65	21d	1	0.62mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	13d	1	0.74mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	21d	1	0.74mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	13d	1	0.77mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	21d	1	0.80mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	13d	1	0.92mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	43d	1	0.95mi
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	43d	1	0.97mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$748	$0.82	13d	20	1.03mi
2901 17th St NW Canton, OH	2.0	1.0	1000	$885	$0.89	21d	1	1.09mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	21d	1	1.20mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	21d	1	1.22mi
1380 Garfield Ave SW Canton, OH	2.0	1.0	1212	$995	$0.82	21d	1	1.27mi
1224 15th St NW Unit 1 Canton, OH	2.0	1.0	900	$749	$0.83	21d	1	1.28mi
1520 Bryan Ave SW Canton, OH	3.0	1.0	1040	$1,100	$1.06	43d	1	1.32mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	21d	1	1.34mi
1507 Stark Ave SW Canton, OH	3.0	1.0	1188	$975	$0.82	43d	1	1.46mi
1511 Stark Ave SW Canton, OH	1.0	1.0	992	$900	$0.91	13d	1	1.47mi
1511 Stark Ave SW Canton, OH	2.0	1.0	992	$900	$0.91	43d	1	1.47mi

Listing history 48 events

1. 2026-04-27
   status Pending
2. 2026-04-15
   listed $85,000 Active
3. 2026-03-25
   historical
4. 2026-02-27
   listed $85,000 Active
5. 2025-12-31
   historical
6. 2025-11-15
   price $89,900
7. 2025-10-20
   listed $92,900 Active
8. 2025-06-26
   historical
9. 2025-05-27
   historical Contingent
10. 2025-04-28
    listed $79,900 Active
11. 2025-04-27
    historical
12. 2025-03-17
    price $84,900
13. 2025-02-24
    price $89,900
14. 2025-01-27
    listed $92,000 Active
15. 2023-08-26
    price $63,500
16. 2020-11-04
    price $59,900
17. 2020-11-04
    price $59,900
18. 2020-11-04
    price $59,900
19. 2020-11-04
    price $59,900
20. 2020-11-04
    price $59,900
21. 2020-11-04
    price $63,500
22. 2020-08-25
    price $59,900
23. 2020-08-25
    price $63,500
24. 2014-02-12
    price $63,500
25. 2014-02-12
    price $63,500
26. 2014-02-12
    price $315,000
27. 2014-02-12
    price $63,500
28. 2014-02-12
    price $59,900
29. 2014-02-12
    price $59,900
30. 2013-11-15
    historical
31. 2001-09-06
    historical
32. 2001-03-06
    listed $94,900
33. 2000-11-18
    listed $315,000
34. 1998-12-01
    soldstatus $59,000
35. 1998-11-24
    price $94,900
36. 1998-11-24
    price $94,900
37. 1998-11-24
    price $94,900
38. 1998-11-24
    price $94,900
39. 1998-11-24
    price $94,900
40. 1998-11-24
    price $94,900
41. 1998-11-24
    price $94,900
42. 1998-06-17
    price $315,000
43. 1998-06-17
    price $315,000
44. 1998-06-17
    price $315,000
45. 1998-06-17
    price $315,000
46. 1996-04-19
    soldstatus $48,500
47. 1995-12-06
    listed $52,900
48. 1995-06-06
    soldstatus $20,288

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $1,221 · $102/mo
• Expected delta: +$105/yr (+$9/mo · 9.4%)

ⓘ 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: $11,681
• − Mortgage interest: −$4,761
• − Property taxes: −$1,116
• − Insurance: −$425
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$2,473
• Taxable income: $1,037
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $2,089/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): 24,285
• Household income: $63,706
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 725.0

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 (80%)
• Race & ethnicity: White 80% Black 8% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 8% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Tagalog/Filipino 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: ▼ -168.35%
• Current HPI: 206.298
• Rent YoY: ▲ 6.73%
• 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

+319.0% since first listed

48 events — show timeline

• 2026-04-27 Pending — MLSNOW
• 2026-04-15 Listed $85,000 MLSNOW
• 2026-03-25 Listing Removed — MLSNOW
• 2026-02-27 Listed $85,000 MLSNOW
• 2025-12-31 Listing Removed — MLSNOW
• 2025-11-15 Price Changed $89,900 MLSNOW
• 2025-10-20 Listed $92,900 MLSNOW
• 2025-06-26 Listing Removed — MLSNOW
• 2025-05-27 Contingent — MLSNOW
• 2025-04-28 Listed $79,900 MLSNOW
• 2025-04-27 Listing Removed — MLSNOW
• 2025-03-17 Price Changed $84,900 MLSNOW
• 2025-02-24 Price Changed $89,900 MLSNOW
• 2025-01-27 Listed $92,000 MLSNOW
• 2023-08-26 Price Changed $63,500 MLSNOW
• 2020-11-04 Price Changed $59,900 MLSNOW
• 2020-11-04 Price Changed $59,900 MLSNOW
• 2020-11-04 Price Changed $59,900 MLSNOW
• 2020-11-04 Price Changed $59,900 MLSNOW
• 2020-11-04 Price Changed $59,900 MLSNOW
• 2020-11-04 Price Changed $63,500 MLSNOW
• 2020-08-25 Price Changed $59,900 MLSNOW
• 2020-08-25 Price Changed $63,500 MLSNOW
• 2014-02-12 Price Changed $59,900 MLSNOW
• 2014-02-12 Price Changed $59,900 MLSNOW
• 2014-02-12 Price Changed $63,500 MLSNOW
• 2014-02-12 Price Changed $315,000 MLSNOW
• 2014-02-12 Price Changed $63,500 MLSNOW
• 2014-02-12 Price Changed $63,500 MLSNOW
• 2013-11-15 Listing Removed — MLSNOW
• 2001-09-06 Listing Removed — MLSNOW
• 2001-03-06 Listed $94,900 MLSNOW
• 2000-11-18 Listed $315,000 MLSNOW
• 1998-12-01 Sold (Public Records) $59,000 Public Records
• 1998-11-24 Price Changed $94,900 MLSNOW
• 1998-11-24 Price Changed $94,900 MLSNOW
• 1998-11-24 Price Changed $94,900 MLSNOW
• 1998-11-24 Price Changed $94,900 MLSNOW
• 1998-11-24 Price Changed $94,900 MLSNOW
• 1998-11-24 Price Changed $94,900 MLSNOW
• 1998-11-24 Price Changed $94,900 MLSNOW
• 1998-06-17 Price Changed $315,000 MLSNOW
• 1998-06-17 Price Changed $315,000 MLSNOW
• 1998-06-17 Price Changed $315,000 MLSNOW
• 1998-06-17 Price Changed $315,000 MLSNOW
• 1996-04-19 Sold (Public Records) $48,500 Public Records
• 1995-12-06 Listed $52,900 MLSNOW
• 1995-06-06 Sold (Public Records) $20,288 Public Records

Property tax history

+3.2%/yr

Latest (2024): $1,116 · +31.8% YoY. Source: county tax records.