329 Girard Ave NE · Canton, OH 44704

$100,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 51 Days on market

Built 1912 4,800 sqft lot $78/sqft · 40% above area Est $71k · 40% over

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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 +21.9/30.0
• Appreciation +8.1/10.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Good starter home or rental property. Newer electric service and updated bath, newer carpet throughout.

Key facts

• Practical storage
• Updated kitchen
• Cozy fireplace

Tags

• COZY FIREPLACE
• UPDATED KITCHEN
• FULLY REMODELED BATHROOM
• PRACTICAL STORAGE
• COMFORTABLE FRONT PORCH
• BACKYARD SPACE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Built per public records; Vinyl siding construction; Asphalt and fiberglass roof
• Exterior features: Front porch

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 20 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $6k appreciation (6.2% local appreciation)).
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $14k; list at $100k implies a 641% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (median comp): $71,407
• List price: $100,000
• Delta: 40.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Flamos Cir NE	0.38mi	3/1.5	1,300 (+1%)	2mo	$119,000	$92	77
2306 3rd St NE	0.14mi	3/2.0	1,319 (+2%)	11mo	$129,900	$98	76
425 Girard Ave NE	0.08mi	3/1.0	1,144 (-11%)	12mo	$104,900	$92	68
2923 Lincoln St E	0.69mi	3/1.0	1,248 (-3%)	3mo	$150,000	$120	60
1817 Penn Pl NE	0.49mi	3/1.0	1,389 (+8%)	10mo	$59,900	$43	56
2002 Penn Pl NE	0.37mi	2/1.0 (-1)	1,164 (-10%)	8mo	$40,000	$34	55
2026 2nd St NE	0.18mi	2/1.5 (-1)	1,131 (-12%)	12mo	$60,000	$53	54
507 Girard Ave SE	0.42mi	3/2.0	1,466 (+14%)	6mo	$45,000	$31	49
1718 4th St NE	0.48mi	2/1.0 (-1)	1,128 (-12%)	5mo	$25,250	$22	48
213 Hartford Ave SE	0.42mi	4/1.5 (+1)	1,462 (+14%)	9mo	$145,000	$99	44
1935 5th St SE	0.48mi	3/2.0	1,442 (+12%)	13mo	$52,777	$37	43
1434 2nd St NE	0.70mi	2/1.0 (-1)	1,136 (-12%)	10mo	$85,750	$75	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.43×
• Total profit: $39,901
• Equity at exit: $63,933

10-year hold

• IRR: 20.3%
• Equity multiple: 4.90×
• Total profit: $109,217
• Equity at exit: $116,875

Cash invested: $28,000 (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 44704

• Home prices YoY: 7.2%
• Active inventory: 20
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,011 high
• Mortgage (P&I): −$524
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $158

Break-even live

Break-even rent $812

Max offer price $100,000

Occupancy floor 79%

Sensitivity live

Price	-10% $214	-5% $186	+0% $158	+5% $129	+10% $101
Rent	-10% $78	-5% $118	+0% $158	+5% $198	+10% $238
Rate	-1.0pp $208	-0.5pp $183	base $158	+0.5pp $132	+1.0pp $105

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2048 2nd St NE Unit 2048 Canton, OH	2.0	1.0	1092	$950	$0.87	14d	1	0.15mi
1946 Otto Pl NE Canton, OH	3.0	1.0	1499	$28,000	$18.68	14d	1	0.24mi
1906 6th St NE Unit 1906-002 Canton, OH	3.0	1.0	906	$1,000	$1.10	14d	1	0.31mi
1511 2nd St NE Canton, OH	3.0	1.0	1129	$1,250	$1.11	44d	1	0.67mi
1304 Cole Ave SE Canton, OH	2.0	1.0	984	$650	$0.66	14d	1	0.75mi
316 Young Ave NE Canton, OH	4.0	1.0	1268	$1,050	$0.83	14d	1	0.76mi
1504 14th St SE Canton, OH	3.0	1.0	924	$1,120	$1.21	14d	1	1.01mi
1206 Lawrence Rd NE Apt 3 Canton, OH	2.0	1.0	900	$950	$1.06	22d	1	1.13mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	22d	1	1.23mi
2213 17th St NE Canton, OH	2.0	1.0	1132	$1,100	$0.97	45d	1	1.44mi

Listing history 24 events

1. 2026-06-21
   days on market $100,000 Active 51 DOM
2. 2026-06-18
   days on market $100,000 Active 48 DOM
3. 2026-06-17
   days on market $100,000 Active 47 DOM
4. 2026-06-16
   days on market $100,000 Active 46 DOM
5. 2026-06-15
   days on market $100,000 Active 45 DOM
6. 2026-06-14
   days on market $100,000 Active 43 DOM
7. 2026-06-13
   days on market $100,000 Active 42 DOM
8. 2026-06-10
   days on market $100,000 Active 40 DOM
9. 2026-06-09
   days on market $100,000 Active 39 DOM
10. 2026-06-08
    days on market $100,000 Active 38 DOM
11. 2026-06-07
    days on market $100,000 Active 37 DOM
12. 2026-06-05
    days on market $100,000 Active 34 DOM
13. 2026-06-03
    days on market $100,000 Active 33 DOM
14. 2026-06-02
    days on market $100,000 Active 32 DOM
15. 2026-06-01
    days on market $100,000 Active 31 DOM
16. 2026-05-31
    days on market $100,000 Active 30 DOM
17. 2026-05-30
    days on market $100,000 Active 29 DOM
18. 2026-05-01
    listed $100,000 Active 1042-char remark
19. 2016-07-22
    soldstatus $13,500
20. 2014-08-06
    soldstatus $12,000 103-char remark

    Show marketing remark (103 chars)

    Good starter home or rental property. Newer electric service and updated bath, newer carpet throughout.

21. 2014-07-14
    historical 103-char remark

    Show marketing remark (103 chars)

    Good starter home or rental property. Newer electric service and updated bath, newer carpet throughout.

22. 2014-04-21
    listed $19,900 103-char remark

    Show marketing remark (103 chars)

    Good starter home or rental property. Newer electric service and updated bath, newer carpet throughout.

23. 2014-02-17
    historical
24. 2013-09-17
    listed $24,900

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $1,231 · $103/mo
• Expected delta: +$329/yr (+$27/mo · 36.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,135
• − Mortgage interest: −$5,602
• − Property taxes: −$903
• − Insurance: −$500
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,909
• Taxable income: $280
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $1,824/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 · 366,688 people
• City population: 103,614
• Metro: Canton-Massillon, OH
• Population (ZIP): 3,583
• Household income: $34,063
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 10.1

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 0.56)
• Race & ethnicity: Black 58% White 33% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Hispanic 3% Romanian 1% Polish 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: ▲ 6.17%
• Current HPI: 91.3426
• Rent YoY: —
• Metro: —
• 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

+301.6% since first listed

7 events — show timeline

• 2026-05-01 Listed $100,000 MLSNOW
• 2016-07-22 Sold (Public Records) $13,500 Public Records
• 2014-08-06 Sold (MLS) $12,000 MLSNOW
• 2014-07-14 Listing Removed — MLSNOW
• 2014-04-21 Listed $19,900 MLSNOW
• 2014-02-17 Listing Removed — MLSNOW
• 2013-09-17 Listed $24,900 MLSNOW

Property tax history

+29.3%/yr

Latest (2024): $903 · +11.1% YoY. Source: county tax records.