624 Arlington Ave NW · Canton, OH 44708

$119,900

3 bd · 1.5 ba · 1,402 sqft · SingleFamily public records · 23 Days on market

Built 1930 3,441 sqft lot Est $121k · at est.

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Why this score? — see what drove the D 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 +15.8/30.0
• ARV discount +7.8/15.0
• DSCR +4.9/10.0
• Rent growth +4.2/5.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home or investment opportunity. Built in 1930, this house features older home charm. Large living room, dining room, kitchen. Half bath with laundry on first floor. Two sets of back steps lead to upstairs with 3 bedroom and spacious bath with old fashioned tub. Seller is in the process of downsizing, please excuse the randomness of the furniture. Seller is replacing the kitchen and bathroom drains, basement shower drain to be cleaned out, too. Sold AS IS. Agent is related to seller. Please, 2 hour notice for showings if possible. No Sign is in the yard.

Key facts

• Flexible floor plan
• Full bathroom
• Main-level laundry

Tags

• LARGE COVERED FRONT PORCH
• FLEXIBLE FLOOR PLAN
• FULL BATHROOM
• SPACIOUS EAT-IN KITCHEN
• MAIN-LEVEL LAUNDRY
• BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $56 ($669/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (12.5% below list).
• Recommended offer: $105k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.9% 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.
• Zoned schools: Harter Elementary School (381 students, 0% FRL); Crenshaw Middle School (math 10% / reading 19%, grade F, #630 of 654 statewide, top 97%, 774 students, 0% FRL); Mckinley High School (math 8% / reading 29%, grade F, #683 of 781 statewide, top 88%, 2,154 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.7%/yr); 124 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $829 of loan paydown is wiped out by about $4k 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 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $67k; list at $120k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,888 (12.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $120,572
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2322 9th St NW	0.11mi	3/2.0	1,296 (-8%)	1mo	$75,000	$58	79
824 Smith Ave NW	0.10mi	3/1.0	1,264 (-10%)	0mo	$126,000	$100	77
354 Clarendon Ave NW	0.25mi	2/1.0 (-1)	1,317 (-6%)	1mo	$93,500	$71	71
609 Lincoln Ave NW	0.33mi	4/1.0 (+1)	1,442 (+3%)	2mo	$93,000	$64	71
519 Columbus Ave NW	0.14mi	3/2.0	1,228 (-12%)	2mo	$105,000	$86	69
3000 14th St NW	0.65mi	3/1.5	1,505 (+7%)	1mo	$155,000	$103	57
2227 7th St SW	0.68mi	3/1.0	1,314 (-6%)	2mo	$55,000	$42	54
1422 Monument Rd NW	0.67mi	3/2.0	1,512 (+8%)	0mo	$170,000	$112	54
644 Arlington Ave SW	0.67mi	3/2.0	1,308 (-7%)	3mo	$132,900	$102	53
345 Roslyn Ave NW	0.66mi	4/2.0 (+1)	1,296 (-8%)	1mo	$145,900	$113	49
1409 8th St NW	0.64mi	3/1.0	1,232 (-12%)	1mo	$80,000	$65	48
3014 2nd St NW	0.54mi	3/1.0	1,200 (-14%)	2mo	$95,000	$79	47

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: -9.3%
• Equity multiple: 0.65×
• Total profit: $-11,814
• Equity at exit: $17,877

10-year hold

• IRR: 4.3%
• Equity multiple: 1.37×
• Total profit: $12,305
• Equity at exit: $10,367

Cash invested: $33,572 (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 44708

• Rents YoY: 6.7%
• Active inventory: 124
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,049 high
• Mortgage (P&I): −$629
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $56

Break-even live

Break-even rent $978

Max offer price $119,900

Occupancy floor 90%

Sensitivity live

Price	-10% $124	-5% $90	+0% $56	+5% $22	+10% $-12
Rent	-10% $-27	-5% $14	+0% $56	+5% $97	+10% $139
Rate	-1.0pp $116	-0.5pp $86	base $56	+0.5pp $25	+1.0pp $-7

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 Columbus Ave NW Canton, OH	2.0	1.0	900	$775	$0.86	23d	1	0.14mi
521 Columbus Ave NW Unit 2 Canton, OH	2.0	1.0	900	$875	$0.97	45d	1	0.14mi
2525 6th St NW Unit NA Canton, OH	2.0	1.0	950	$700	$0.74	45d	1	0.15mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	23d	1	0.21mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	23d	1	0.35mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	23d	1	0.35mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	45d	1	0.36mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	23d	1	0.36mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	45d	1	0.45mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	45d	1	0.46mi
3034 12th St NW Canton, OH	2.0	1.0	1724	$1,125	$0.65	23d	1	0.56mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	45d	1	0.78mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	23d	1	0.91mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	15d	20	0.92mi
2901 17th St NW Canton, OH	2.0	1.0	1000	$885	$0.89	23d	1	0.92mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	23d	1	0.94mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	45d	1	0.96mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	23d	1	0.97mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	15d	1	0.97mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	15d	1	1.00mi
1224 15th St NW Unit 1 Canton, OH	2.0	1.0	900	$749	$0.83	23d	1	1.02mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	23d	1	1.06mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	23d	1	1.10mi
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	45d	1	1.12mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	15d	1	1.14mi
1307 Woodland Ave NW Unit 2 Canton, OH	2.0	1.0	973	$675	$0.69	45d	1	1.34mi
1380 Garfield Ave SW Canton, OH	2.0	1.0	1212	$995	$0.82	23d	1	1.41mi

Listing history 19 events

1. 2026-06-21
   days on market $119,900 Active 23 DOM
2. 2026-06-18
   days on market $119,900 Active 20 DOM
3. 2026-06-17
   days on market $119,900 Active 19 DOM
4. 2026-06-16
   price $119,900 Active 18 DOM
5. 2026-06-16
   days on market $125,000 Active 18 DOM
6. 2026-06-15
   days on market $125,000 Active 17 DOM
7. 2026-06-14
   days on market $125,000 Active 15 DOM
8. 2026-06-13
   days on market $125,000 Active 14 DOM
9. 2026-06-10
   days on market $125,000 Active 12 DOM
10. 2026-06-09
    days on market $125,000 Active 11 DOM
11. 2026-06-08
    days on market $125,000 Active 10 DOM
12. 2026-06-07
    days on market $125,000 Active 9 DOM
13. 2026-06-05
    days on market $125,000 Active 6 DOM
14. 2026-06-03
    days on market $125,000 Active 5 DOM
15. 2026-06-02
    days on market $125,000 Active 4 DOM
16. 2026-06-01
    days on market $125,000 Active 3 DOM
17. 2026-05-31
    days on market $125,000 Active 2 DOM
18. 2026-05-30
    remarks 699-char remark
19. 2026-05-30
    listed $125,000 Active 1 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: $1,130 · $94/mo
• Projected year-2 tax: $1,500 · $125/mo
• Expected delta: +$370/yr (+$31/mo · 32.8%)

ⓘ 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: $12,587
• − Mortgage interest: −$6,716
• − Property taxes: −$1,130
• − Insurance: −$600
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$3,488
• Taxable loss: −$1,361
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $995/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

+86.6% since first listed

5 events — show timeline

• 2026-05-29 Listed $125,000 MLSNOW
• 2022-09-26 Sold (Public Records) $67,000 Public Records
• 2022-09-22 Sold (MLS) $67,000 MLSNOW
• 2022-08-05 Pending — MLSNOW
• 2022-07-30 Listed $67,000 MLSNOW

Property tax history

+9.7%/yr

Latest (2024): $1,130 · +12.8% YoY. Source: county tax records.