2211 17th St NE · Canton, OH 44705

$69,000

2 bd · 1.0 ba · 1,186 sqft · SingleFamily public records · 297 Days on market

Built 1915 3,445 sqft lot $58/sqft · 22% below area Est $88k · 22% under ↓ 14% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for your next investment or a place to call home? This charming corner-lot property offers timeless character and endless potential. Relax on the inviting front porch and step inside to find a spacious layout featuring a large family room, formal dining area, and an eat-in kitchen. Upstairs offers two generously sized bedrooms, with the flexibility for a third bedroom or home office on the main floor. The full basement provides laundry, storage, and workshop space. Car enthusiasts will appreciate the oversized heated attached garage. Key updates include furnace (2019), hot water tank (2016), newer vinyl windows, and glass block basement windows. A solid home ready for your vision—schedule your private showing today!

Key facts

• Front porch
• Spacious kitchen
• Corner lot

Tags

• FRONT PORCH
• CORNER LOT
• SPACIOUS KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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 soft (-0.2%/yr); 71 active listings in the ZIP; 13 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 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 + 0.0% rent growth), your $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.51% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.31%
• DSCR: 2.04
• GRM: 5.5

CMA / ARV

• ARV (median comp): $88,177
• List price: $69,000
• Delta: -21.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2212 Indiana Way NE	0.09mi	3/1.0 (+1)	1,256 (+6%)	1mo	$72,500	$58	80
1624 May Pl NE	0.47mi	2/1.0	1,222 (+3%)	3mo	$108,150	$89	71
2005 17th St NE	0.16mi	3/1.0 (+1)	1,040 (-12%)	1mo	$144,100	$139	66
1604 Wooster Ave NE	0.61mi	3/1.0 (+1)	1,162 (-2%)	2mo	$90,000	$77	62
2028 Saint Elmo Ave NE	0.65mi	2/1.0	1,152 (-3%)	4mo	$109,990	$95	61
1607 18th St NE	0.51mi	3/1.0 (+1)	1,276 (+8%)	3mo	$118,000	$92	56
1525 14th St NE	0.65mi	3/1.0 (+1)	1,264 (+7%)	2mo	$21,900	$17	52
1529 23rd St NE	0.68mi	3/2.0 (+1)	1,239 (+4%)	1mo	$162,000	$131	51
1311 18th St NE	0.70mi	3/1.0 (+1)	1,100 (-7%)	1mo	$125,000	$114	49
1316 19th St NE	0.70mi	3/1.0 (+1)	1,264 (+7%)	4mo	$110,000	$87	48
2656 22nd St NE	0.57mi	3/1.0 (+1)	1,008 (-15%)	1mo	$25,000	$25	42
2735 19th St NE	0.60mi	3/1.0 (+1)	1,008 (-15%)	2mo	$84,000	$83	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.50×
• Total profit: $9,663
• Equity at exit: $10,288

10-year hold

• IRR: 19.5%
• Equity multiple: 2.42×
• Total profit: $27,383
• Equity at exit: $5,966

Cash invested: $19,320 (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 44705

• Rents YoY: -0.2%
• Active inventory: 71
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,041 high
• Mortgage (P&I): −$362
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $375

Break-even live

Break-even rent $566

Max offer price $69,000

Occupancy floor 59%

Sensitivity live

Price	-10% $414	-5% $395	+0% $375	+5% $356	+10% $336
Rent	-10% $293	-5% $334	+0% $375	+5% $416	+10% $457
Rate	-1.0pp $410	-0.5pp $393	base $375	+0.5pp $357	+1.0pp $339

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2213 17th St NE Canton, OH	2.0	1.0	1132	$1,100	$0.97	45d	1	0.01mi
2018 Maple Ave NE Canton, OH	2.0	1.0	1206	$950	$0.79	14d	1	0.48mi
1524 Parkhill Pl NE Canton, OH	3.0	1.0	856	$995	$1.16	44d	1	0.64mi
2103 Willowrow Ave NE Canton, OH	3.0	1.0	850	$1,000	$1.18	14d	1	0.84mi
2321 Harmont Ave NE Canton, OH	2.0	1.0	800	$1,200	$1.50	14d	1	1.00mi
1206 Lawrence Rd NE Apt 3 Canton, OH	2.0	1.0	900	$950	$1.06	22d	1	1.04mi
1613 Spring Ave NE Canton, OH	3.0	1.0	1320	$1,095	$0.83	22d	1	1.06mi
1629 Spring Ave NE Unit Na Canton, OH	2.0	1.0	1100	$836	$0.76	22d	1	1.06mi
1906 6th St NE Unit 1906-002 Canton, OH	3.0	1.0	906	$1,000	$1.10	14d	1	1.26mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	14d	1	1.28mi
1946 Otto Pl NE Canton, OH	3.0	1.0	1499	$28,000	$18.68	14d	1	1.39mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	44d	1	1.40mi
1238 Logan Ave NW Apt 2 Canton, OH	1.0	1.0	700	$650	$0.93	44d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $69,000 Active 297 DOM
2. 2026-06-17
   days on market $69,000 Active 296 DOM
3. 2026-06-16
   days on market $69,000 Active 295 DOM
4. 2026-06-15
   days on market $69,000 Active 294 DOM
5. 2026-06-14
   days on market $69,000 Active 292 DOM
6. 2026-06-13
   days on market $69,000 Active 291 DOM
7. 2026-06-10
   days on market $69,000 Active 289 DOM
8. 2026-06-09
   days on market $69,000 Active 288 DOM
9. 2026-06-08
   days on market $69,000 Active 287 DOM
10. 2026-06-07
    days on market $69,000 Active 286 DOM
11. 2026-06-05
    days on market $69,000 Active 283 DOM
12. 2026-06-03
    days on market $69,000 Active 282 DOM
13. 2026-06-02
    days on market $69,000 Active 281 DOM
14. 2026-06-01
    days on market $69,000 Active 280 DOM
15. 2026-05-31
    days on market $69,000 Active 279 DOM
16. 2026-05-30
    days on market $69,000 Active 278 DOM
17. 2025-12-01
    price $69,000 739-char remark

    Show marketing remark (739 chars)

    Looking for your next investment or a place to call home? This charming corner-lot property offers timeless character and endless potential. Relax on the inviting front porch and step inside to find a spacious layout featuring a large family room, formal dining area, and an eat-in kitchen. Upstairs offers two generously sized bedrooms, with the flexibility for a third bedroom or home office on the main floor. The full basement provides laundry, storage, and workshop space. Car enthusiasts will appreciate the oversized heated attached garage. Key updates include furnace (2019), hot water tank (2016), newer vinyl windows, and glass block basement windows. A solid home ready for your vision—schedule your private showing today!

18. 2025-08-25
    listed $80,000 Active 739-char remark

    Show marketing remark (739 chars)

    Looking for your next investment or a place to call home? This charming corner-lot property offers timeless character and endless potential. Relax on the inviting front porch and step inside to find a spacious layout featuring a large family room, formal dining area, and an eat-in kitchen. Upstairs offers two generously sized bedrooms, with the flexibility for a third bedroom or home office on the main floor. The full basement provides laundry, storage, and workshop space. Car enthusiasts will appreciate the oversized heated attached garage. Key updates include furnace (2019), hot water tank (2016), newer vinyl windows, and glass block basement windows. A solid home ready for your vision—schedule your private showing today!

ⓘ 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: $682 · $57/mo
• Projected year-2 tax: $879 · $73/mo
• Expected delta: +$197/yr (+$16/mo · 29.0%)

ⓘ 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 · 16 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: $12,495
• − Mortgage interest: −$3,865
• − Property taxes: −$682
• − Insurance: −$345
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$2,007
• Taxable income: $3,597
• Est. tax owed @ 24.0%: −$863
• After-tax cash flow: $3,639/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): 16,872
• Household income: $43,439
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 524.0

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 0.60)
• Race & ethnicity: White 58% Black 22% Two or more races 13% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 5% Romanian 4% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 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: ▼ -200.62%
• Current HPI: 150.1531
• Rent YoY: ▼ -0.23%
• 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

-13.8% since first listed

2 events — show timeline

• 2025-12-01 Price Changed $69,000 MLSNOW
• 2025-08-25 Listed $80,000 MLSNOW

Property tax history

+16.4%/yr

Latest (2024): $682 · +225.8% YoY. Source: county tax records.