1720 5th St SE · Canton, OH 44707

$49,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 8 Days on market

Built 1908 2,644 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Solid Brick 3–4-bedroom, 2 full bath colonial with attached garage. Looking for a good renovation project? Great prospect here, has good bones and plenty of old-world charm! Grand entry foyer, high profile woodwork, pocket doors between formal living room with fireplace and formal dining room, wood columns, hardwood floors and claw foot tub. Has 3 bedrooms upstairs along with a butler's kitchen, could be 4th bedroom, walk up to third floor attic. Attached garage and stairs to second floor. "Sold as is".

Key facts

• Pocket doors
• Attached garage
• Butler's kitchen

Tags

• ATTACHED GARAGE
• BUTLER'S KITCHEN
• GRAND ENTRY FOYER
• HIGH PROFILE WOODWORK
• POCKET DOORS
• FIREPLACE

Property features AI

Finance

• HOA & community: Street lights; Sidewalks

Exterior

• Parking: Attached garage (1 car); Driveway and off-street parking; Garage faces side
• Utilities: Public water; Public sewer
• Home design: 3-story building; Faces north; Fixer condition
• Construction: Brick construction; Asphalt/fiberglass roof; Brick/mortar foundation; Built according to public records
• Exterior features: Rear porch; Front porch; Balcony

Interior

• Kitchen: Eat-in kitchen with laminate counters; Range
• Bedrooms: Bedroom on second level (10 x 10); Bedroom on second level (12 x 11)
• Flooring: Wood flooring in entry, dining room, and living room; Linoleum in first-level eat-in kitchen
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Built-in features; Entrance foyer; Eat-in kitchen; High ceilings; Soaking tub; Natural woodwork; Wood window frames
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 19.5% 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: 16 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 33% of the median local income ($39k/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 $345 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $10k; list at $50k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1908 — 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: 2.18% ✓
• Cap rate: 19.50%
• Cash-on-cash: 47.18%
• DSCR: 3.10
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $104,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1935 5th St SE	0.21mi	3/2.0	1,442 (-1%)	13mo	$52,777	$37	78
213 Hartford Ave SE	0.21mi	4/1.5 (+1)	1,462 (+0%)	9mo	$145,000	$99	75
2001 3rd St SE	0.32mi	3/1.0	1,456 (0%)	13mo	$126,000	$87	70
507 Girard Ave SE	0.57mi	3/2.0	1,466 (+1%)	6mo	$45,000	$31	68
1817 3rd St NE	0.37mi	3/1.0	1,555 (+7%)	6mo	$25,000	$16	63
1942 4th St SE	0.23mi	4/1.0 (+1)	1,536 (+6%)	13mo	$40,000	$26	61
515 Flamos Cir NE	0.51mi	3/1.5	1,300 (-11%)	2mo	$119,000	$92	54
1512 14th St SE	0.44mi	3/1.0	1,312 (-10%)	11mo	$95,000	$72	50
1817 Penn Pl NE	0.66mi	3/1.0	1,389 (-5%)	10mo	$59,900	$43	49
2306 3rd St NE	0.68mi	3/2.0	1,319 (-9%)	11mo	$129,900	$98	43
202 Young Ave NE	0.42mi	4/1.5 (+1)	1,664 (+14%)	18mo	$60,000	$36	35
1116 4th St NE	0.60mi	4/1.0 (+1)	1,256 (-14%)	16mo	$112,000	$89	27

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: 44.5%
• Equity multiple: 2.92×
• Total profit: $26,896
• Equity at exit: $7,440

10-year hold

• IRR: 50.5%
• Equity multiple: 5.90×
• Total profit: $68,450
• Equity at exit: $4,314

Cash invested: $13,972 (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 44707

• Home prices YoY: -26.0%
• Active inventory: 16
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,087 high
• Mortgage (P&I): −$262
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $549

Break-even live

Break-even rent $392

Max offer price $49,900

Occupancy floor 44%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1511 2nd St NE Canton, OH	3.0	1.0	1129	$1,250	$1.11	43d	1	0.38mi
1504 14th St SE Canton, OH	3.0	1.0	924	$1,120	$1.21	13d	1	0.42mi
2048 2nd St NE Unit 2048 Canton, OH	2.0	1.0	1092	$950	$0.87	13d	1	0.49mi
316 Young Ave NE Canton, OH	4.0	1.0	1268	$1,050	$0.83	13d	1	0.50mi
1946 Otto Pl NE Canton, OH	3.0	1.0	1499	$28,000	$18.68	13d	1	0.51mi
1906 6th St NE Unit 1906-002 Canton, OH	3.0	1.0	906	$1,000	$1.10	13d	1	0.60mi
1000 Market Ave S Canton, OH	1.0–2.0	1.0–2.0	1500	$4,505	$3.00	13d	12	0.96mi
1304 Cole Ave SE Canton, OH	2.0	1.0	984	$650	$0.66	13d	1	1.03mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	21d	1	1.06mi
1206 Lawrence Rd NE Apt 3 Canton, OH	2.0	1.0	900	$950	$1.06	21d	1	1.11mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	43d	1	1.47mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	43d	1	1.48mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	13d	20	1.49mi

Listing history 7 events

1. 2026-06-18
   days on market $49,900 Active 8 DOM
2. 2026-06-17
   days on market $49,900 Active 7 DOM
3. 2026-06-16
   days on market $49,900 Active 6 DOM
4. 2026-06-15
   days on market $49,900 Active 5 DOM
5. 2026-06-14
   days on market $49,900 Active 3 DOM
6. 2026-06-13
   remarks 508-char remark
7. 2026-06-13
   listed $49,900 Active 2 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: $324 · $27/mo
• Projected year-2 tax: $551 · $46/mo
• Expected delta: +$227/yr (+$19/mo · 70.2%)

ⓘ 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: $13,045
• − Mortgage interest: −$2,795
• − Property taxes: −$324
• − Insurance: −$250
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$1,452
• Taxable income: $6,138
• Est. tax owed @ 24.0%: −$1,473
• After-tax cash flow: $5,119/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): 8,849
• Household income: $38,983
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 4.0

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 0.56)
• Race & ethnicity: White 60% Black 27% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Italian 6% Iranian 4% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -74.96%
• Current HPI: 212.9455
• 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

+399.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $49,900 MLSNOW
• 1995-11-28 Sold (Public Records) $10,000 Public Records

Property tax history

-15.5%/yr

Latest (2024): $324 · -34.8% YoY. Source: county tax records.