3314 Lee St NW · Greentown, OH 44720

$120,000

4 bd · 1.5 ba · 1,467 sqft · SingleFamily public records · 1 Days on market

Built 1952 0.39 ac 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
• Schools +6.7/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sold before Processing

Key facts

• 0.39 acre lot
• Garage
• Built 1952

Property features AI

Finance

• Other: Has home warranty

Exterior

• Parking: Driveway; Garage faces front; Garage with automatic door opener; One garage space
• Utilities: Public sewer; Well water
• Home design: Two-story home; Fixer condition
• Construction: Aluminum siding; Asphalt roof; Block foundation; Built according to public records
• Exterior features: Shed(s)

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Ceiling fan(s); Has basement with exterior entry, walk-out access, storage space and unfinished area
• Laundry & utility: Laundry located in the basement; Dryer; Water softener

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

Location & tenants

• Location reads 72/100 on livability (#390 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• North Canton City (suburban): math 77% / reading 79% proficiency, ranked #64 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 226 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $830 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.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $120k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1952 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.53% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.98%
• DSCR: 1.98
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $291,933
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8628 Essex Ave NW	0.22mi	3/2.0 (-1)	1,480 (+1%)	4mo	$294,203	$199	78
9078 Brookledge Ave NW	0.37mi	3/2.0 (-1)	1,494 (+2%)	5mo	$319,000	$214	69
9133 Wellspring Ave NW	0.43mi	3/3.0 (-1)	1,398 (-5%)	8mo	$315,000	$225	54
3008 Mount Pleasant St NW	0.44mi	3/2.0 (-1)	1,287 (-12%)	1mo	$325,000	$253	51
9209 Wellspring Ave NW	0.51mi	3/2.5 (-1)	1,624 (+11%)	0mo	$325,000	$200	49
2991 Carlton St NW	0.65mi	3/2.5 (-1)	1,624 (+11%)	0mo	$310,000	$191	43
2964 Carlton St NW	0.69mi	3/2.0 (-1)	1,440 (-2%)	24mo	$228,000	$158	38
3000 Carlton St NW	0.68mi	3/2.5 (-1)	1,626 (+11%)	15mo	$256,500	$158	29
9253 Wellspring Ave NW	0.55mi	3/2.5 (-1)	1,680 (+14%)	22mo	$300,000	$179	22

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.47×
• Total profit: $15,839
• Equity at exit: $17,892

10-year hold

• IRR: 19.3%
• Equity multiple: 2.46×
• Total profit: $48,911
• Equity at exit: $10,375

Cash invested: $33,600 (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 44720

• Rents YoY: 0.8%
• Active inventory: 226
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,835 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$155 /mo · $1,860/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $615

Break-even live

Break-even rent $1,056

Max offer price $120,000

Occupancy floor 61%

Sensitivity live

Price	-10% $683	-5% $649	+0% $615	+5% $581	+10% $547
Rent	-10% $470	-5% $543	+0% $615	+5% $688	+10% $760
Rate	-1.0pp $676	-0.5pp $646	base $615	+0.5pp $584	+1.0pp $553

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3617 Mount Pleasant St NW Unit 3617 North Canton, OH	3.0	1.5	1310	$1,350	$1.03	45d	1	0.49mi

Listing history 2 events

1. 2026-06-19
   remarks 22-char remark
2. 2026-06-19
   listed $120,000 Pending 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: $1,860 · $155/mo
• Projected year-2 tax: $1,866 · $156/mo
• Expected delta: +$6/yr ($0/mo · 0.3%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,021
• − Mortgage interest: −$6,722
• − Property taxes: −$1,860
• − Insurance: −$600
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$3,491
• Taxable income: $5,824
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $5,987/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: North Canton City
• NCES district ID: 3904450
• Math proficiency: 77% ▼ -6.00%
• Reading proficiency: 79% ▼ -4.00%
• Median HH income: $59,644
• Composite: 66.92/100
• National rank: #400
• State rank: #64 of 656 in OH

Livability — Greentown

• Score: 72/100
• State rank: #390
• US rank: #6340

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stark County · 272,865 people
• City population: 180
• Metro: Canton-Massillon, OH
• Population (ZIP): 39,851
• Household income: $82,594
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1068.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2% Asian 2%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -218.69%
• Current HPI: 215.4995
• Rent YoY: ▲ 0.82%
• 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

+71.4% since first listed

3 events — show timeline

• 2026-06-19 Pending — MLSNOW
• 2026-06-18 Listed $120,000 MLSNOW
• 2013-07-01 Sold (Public Records) $70,000 Public Records

Property tax history

+5.5%/yr

Latest (2024): $1,860 · -7.3% YoY. Source: county tax records.