603 15th St NE · Canton, OH 44714

$94,900

3 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 108 Days on market

Built 1949 4,473 sqft lot $82/sqft · at area comps Est $94k · at est.

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.0/15.0
• 1% rule +6.4/10.0
• 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 MLS

Welcome to this charming three-bedroom, one-bathroom bungalow located centrally between downtown Canton and Route 62. The main floor features durable hardwood and vinyl flooring, combining style with easy maintenance, while the upstairs bedroom is carpeted for added comfort.  The full basement offers ample storage, washer/dryer hookups, and the potential for future improvements or personalized upgrades, giving you flexibility to make the space your own.  A new furnace was installed in 2025. Outside, you’ll find a one-car detached garage offering secure off-street parking and extra storage options.

Key facts

• Upstairs bedroom
• Full basement
• 4,473 sq ft lot

Tags

• HARDWOOD AND VINYL FLOORING
• UPSTAIRS BEDROOM
• FULL BASEMENT
• ONE-CAR DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 34 active listings in the ZIP; 22 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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

• It's been on market 108 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 1.14% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (median comp): $93,844
• List price: $94,900
• Delta: 1.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Melrose Pl NE	0.10mi	3/1.0	1,158 (+0%)	2mo	$75,000	$65	93
1629 Gibbs Ave NE	0.24mi	3/1.0	1,152 (-0%)	0mo	$75,000	$65	88
1446 Downing Ct NE	0.10mi	3/1.0	1,248 (+8%)	1mo	$10,000	$8	81
1311 18th St NE	0.48mi	3/1.0	1,100 (-5%)	1mo	$125,000	$114	69
1003 Sherlock Pl NE	0.26mi	3/1.0	1,008 (-13%)	2mo	$80,000	$79	65
1161 Spring Ave NE	0.35mi	3/2.0	1,250 (+8%)	3mo	$25,000	$20	63
1729 Frazer Ave NW	0.60mi	3/1.0	1,248 (+8%)	0mo	$195,000	$156	58
1115 21st St NE	0.57mi	3/1.0	1,053 (-9%)	0mo	$125,000	$119	58
1525 14th St NE	0.54mi	3/1.0	1,264 (+9%)	2mo	$21,900	$17	58
1624 May Pl NE	0.65mi	2/1.0 (-1)	1,222 (+6%)	3mo	$108,150	$89	53
1227 Worley Ave NW	0.72mi	3/2.0	1,092 (-6%)	3mo	$120,000	$110	51
1607 18th St NE	0.65mi	3/1.0	1,276 (+10%)	3mo	$118,000	$92	50

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-499
• Equity at exit: $14,150

10-year hold

• IRR: 9.2%
• Equity multiple: 1.70×
• Total profit: $18,705
• Equity at exit: $8,205

Cash invested: $26,572 (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 44714

• Home prices YoY: -34.6%
• Active inventory: 34
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,078 high
• Mortgage (P&I): −$498
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $234

Break-even live

Break-even rent $782

Max offer price $94,900

Occupancy floor 73%

Sensitivity live

Price	-10% $287	-5% $261	+0% $234	+5% $207	+10% $180
Rent	-10% $149	-5% $191	+0% $234	+5% $276	+10% $319
Rate	-1.0pp $282	-0.5pp $258	base $234	+0.5pp $209	+1.0pp $184

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1613 Spring Ave NE Canton, OH	3.0	1.0	1320	$1,095	$0.83	21d	1	0.10mi
1629 Spring Ave NE Unit Na Canton, OH	2.0	1.0	1100	$836	$0.76	21d	1	0.13mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	14d	1	0.26mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	44d	1	0.38mi
1307 Woodland Ave NW Unit 2 Canton, OH	2.0	1.0	973	$675	$0.69	44d	1	0.50mi
1524 Parkhill Pl NE Canton, OH	3.0	1.0	856	$995	$1.16	44d	1	0.55mi
1206 Lawrence Rd NE Apt 3 Canton, OH	2.0	1.0	900	$950	$1.06	21d	1	0.56mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	21d	1	0.62mi
1212 Shorb Ave NW #1 Canton, OH	2.0	1.0	832	$850	$1.02	44d	1	0.75mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	21d	1	0.77mi
2018 Maple Ave NE Canton, OH	2.0	1.0	1206	$950	$0.79	14d	1	0.84mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	21d	1	0.93mi
1224 15th St NW Unit 1 Canton, OH	2.0	1.0	900	$749	$0.83	21d	1	0.95mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	21d	1	1.00mi
1029 23rd St NW Canton, OH	3.0	1.0	1356	$1,500	$1.11	14d	1	1.03mi
2213 17th St NE Canton, OH	2.0	1.0	1132	$1,100	$0.97	45d	1	1.11mi
316 Young Ave NE Canton, OH	4.0	1.0	1268	$1,050	$0.83	14d	1	1.16mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	14d	20	1.25mi
1511 2nd St NE Canton, OH	3.0	1.0	1129	$1,250	$1.11	44d	1	1.28mi
1906 6th St NE Unit 1906-002 Canton, OH	3.0	1.0	906	$1,000	$1.10	14d	1	1.37mi
1946 Otto Pl NE Canton, OH	3.0	1.0	1499	$28,000	$18.68	14d	1	1.47mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	44d	1	1.48mi

Listing history 30 events

1. 2026-06-18
   days on market $94,900 Active 108 DOM
2. 2026-06-17
   days on market $94,900 Active 107 DOM
3. 2026-06-16
   days on market $94,900 Active 106 DOM
4. 2026-06-15
   days on market $94,900 Active 105 DOM
5. 2026-06-14
   days on market $94,900 Active 103 DOM
6. 2026-06-13
   days on market $94,900 Active 102 DOM
7. 2026-06-10
   days on market $94,900 Active 100 DOM
8. 2026-06-09
   days on market $94,900 Active 99 DOM
9. 2026-06-08
   days on market $94,900 Active 98 DOM
10. 2026-06-07
    days on market $94,900 Active 97 DOM
11. 2026-06-05
    days on market $94,900 Active 94 DOM
12. 2026-06-03
    days on market $94,900 Active 93 DOM
13. 2026-06-02
    days on market $94,900 Active 92 DOM
14. 2026-06-01
    days on market $94,900 Active 91 DOM
15. 2026-05-31
    days on market $94,900 Active 90 DOM
16. 2026-05-30
    days on market $94,900 Active 89 DOM
17. 2026-04-19
    status Active 625-char remark

    Show marketing remark (625 chars)

    Welcome to this charming three-bedroom, one-bathroom bungalow located centrally between downtown Canton and Route 62. The main floor features durable hardwood and vinyl flooring, combining style with easy maintenance, while the upstairs bedroom is carpeted for added comfort.  The full basement offers ample storage, washer/dryer hookups, and the potential for future improvements or personalized upgrades, giving you flexibility to make the space your own.  A new furnace was installed in 2025. Outside, you’ll find a one-car detached garage offering secure off-street parking and extra storage options.

18. 2026-04-08
    historical Contingent 625-char remark

    Show marketing remark (625 chars)

    Welcome to this charming three-bedroom, one-bathroom bungalow located centrally between downtown Canton and Route 62. The main floor features durable hardwood and vinyl flooring, combining style with easy maintenance, while the upstairs bedroom is carpeted for added comfort.  The full basement offers ample storage, washer/dryer hookups, and the potential for future improvements or personalized upgrades, giving you flexibility to make the space your own.  A new furnace was installed in 2025. Outside, you’ll find a one-car detached garage offering secure off-street parking and extra storage options.

19. 2026-03-02
    listed $94,900 Active 625-char remark

    Show marketing remark (625 chars)

    Welcome to this charming three-bedroom, one-bathroom bungalow located centrally between downtown Canton and Route 62. The main floor features durable hardwood and vinyl flooring, combining style with easy maintenance, while the upstairs bedroom is carpeted for added comfort.  The full basement offers ample storage, washer/dryer hookups, and the potential for future improvements or personalized upgrades, giving you flexibility to make the space your own.  A new furnace was installed in 2025. Outside, you’ll find a one-car detached garage offering secure off-street parking and extra storage options.

20. 2024-10-01
    soldstatus $88,000
21. 2024-09-26
    soldstatus $775,000
22. 2023-11-18
    historical $995
23. 2023-09-25
    listed $995
24. 2019-01-02
    soldstatus $18,000 Sold 124-char remark

    Show marketing remark (124 chars)

    Charming 3 bedroom bungalow in desirable area! All it needs is your finished touches to make this home your own! SOLD AS IS!

25. 2018-12-19
    status Pending 124-char remark

    Show marketing remark (124 chars)

    Charming 3 bedroom bungalow in desirable area! All it needs is your finished touches to make this home your own! SOLD AS IS!

26. 2018-10-17
    listed $34,900 Active 124-char remark

    Show marketing remark (124 chars)

    Charming 3 bedroom bungalow in desirable area! All it needs is your finished touches to make this home your own! SOLD AS IS!

27. 2015-06-08
    soldstatus $8,000 Sold
28. 2015-05-22
    status Pending
29. 2015-05-13
    listed $8,000 Active
30. 1992-07-10
    soldstatus $31,000

ⓘ 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: $965 · $80/mo
• Projected year-2 tax: $1,223 · $102/mo
• Expected delta: +$258/yr (+$21/mo · 26.7%)

ⓘ 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: $12,932
• − Mortgage interest: −$5,316
• − Property taxes: −$965
• − Insurance: −$474
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$2,761
• Taxable income: $1,347
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $2,482/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): 10,210
• Household income: $55,905
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 207.0

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 (72%)
• Race & ethnicity: White 72% Black 20% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Italian 6% Romanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 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: ▼ -110.96%
• Current HPI: 209.5637
• 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

+206.1% since first listed

14 events — show timeline

• 2026-04-19 Relisted — MLSNOW
• 2026-04-08 Contingent — MLSNOW
• 2026-03-02 Listed $94,900 MLSNOW
• 2024-10-01 Sold (Public Records) $88,000 Public Records
• 2024-09-26 Sold (Public Records) $775,000 Public Records
• 2023-11-18 Rental Removed $995 APPFOLIO
• 2023-09-25 Listed for Rent $995 APPFOLIO
• 2019-01-02 Sold (MLS) $18,000 MLSNOW
• 2018-12-19 Pending — MLSNOW
• 2018-10-17 Listed $34,900 MLSNOW
• 2015-06-08 Sold (MLS) $8,000 MLSNOW
• 2015-05-22 Pending — MLSNOW
• 2015-05-13 Listed $8,000 MLSNOW
• 1992-07-10 Sold (Public Records) $31,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $965 · +89.3% YoY. Source: county tax records.