3027 Glen Pl NW · Hills and Dales, OH 44708

$149,900

3 bd · 2.0 ba · 1,637 sqft · SingleFamily public records · 49 Days on market

Built 1910 2,700 sqft lot $92/sqft · 57% below area

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +5.5/10.0
• Rent growth +4.2/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You'll notice the pride of ownership in this Hall of Fame City home located in NW Canton. This home has been completely remodeled inside and out! As you enter through the new front door you'll step in to an enclosed porch/ 3 seasons area with ceramic tile. Continue in to the first floor of the home and you'll be greeted with natural decor and new LVP flooring in living room and dining room. The quaint kitchen has been remodeled with new white kitchen cabinets, and quartz counter tops, stainless steel sink, and comes fully applianced. This home features 3 large bedrooms and 2 newly remodeled bathrooms. The finished attic space is sound proof and would be perfect for theater space/ rec room or even a 4th bedroom. Partially finished basement is a bonus! Other updates include new carpet through out, windows, A/C, water heater, electrical, exterior doors, siding, LVP flooring, and has been freshly painted. This home is truly turn key and ready for someone just to move in and enjoy. Close

Key facts

• Soundproofed attic
• Soaking tub
• High ceilings

Tags

• SCREENED-IN FRONT PORCH
• HIGH CEILINGS
• SOUNDPROOFED ATTIC
• SOAKING TUB
• SCENIC WALKING TRAILS
• BELDEN VILLAGE MALL

Property features AI

Exterior

• Parking: Driveway with gravel and unpaved areas; No garage
• Utilities: Public water; Public sewer
• Home design: Three-story home; Updated/remodeled condition; Vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Enclosed porch/sunroom; Front porch; Patio; Partial wood privacy fencing

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: Multiple bedrooms including second-floor bedrooms (e.g., 11' x 11' and 10' x 12')
• Flooring: Ceramic tile in kitchen, sunroom, main-level and lower-level bathrooms, and additional living area
• Bathrooms: Two full bathrooms; One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air gas heating
• Interior features: High ceilings; Full, partially finished basement
• Laundry & utility: Washer and dryer; Laundry located in the basement; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 0.7% in Hills and Dales — 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 70/100 on livability (#449 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Plain Local (suburban): math 61% / reading 69% proficiency, ranked #216 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.7%/yr); 119 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 30% of the median local income ($64k/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 $1k 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 + 6.7% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (median comp): $346,473
• List price: $149,900
• Delta: -56.74%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4504 Michael Dr NW	0.67mi	4/2.0 (+1)	1,468 (-10%)	21mo	$322,000	$219	29

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: 1.1%
• Equity multiple: 1.05×
• Total profit: $1,901
• Equity at exit: $22,351

10-year hold

• IRR: 14.0%
• Equity multiple: 2.31×
• Total profit: $54,846
• Equity at exit: $12,961

Cash invested: $41,972 (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 44708

• Rents YoY: 6.7%
• Active inventory: 119
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,597 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$99 /mo · $1,189/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $314

Break-even live

Break-even rent $1,200

Max offer price $149,900

Occupancy floor 75%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2740 Shaftesbury Dr NW Canton, OH	1.0–2.0	1.0–2.0	1064	$1,460	$1.37	13d	11	0.43mi
4220 Belden Greens Cir NW Canton, OH	2.0	2.0	1562	$1,975	$1.26	13d	6	0.91mi
2601 Woodlawn Cir NW Canton, OH	2.0	2.0	1295	$1,440	$1.11	13d	1	1.39mi

Listing history 27 events

1. 2026-06-18
   days on market $149,900 Active 49 DOM
2. 2026-06-17
   days on market $149,900 Active 48 DOM
3. 2026-06-16
   days on market $149,900 Active 47 DOM
4. 2026-06-15
   days on market $149,900 Active 46 DOM
5. 2026-06-14
   days on market $149,900 Active 44 DOM
6. 2026-06-13
   days on market $149,900 Active 43 DOM
7. 2026-06-10
   days on market $149,900 Active 41 DOM
8. 2026-06-09
   days on market $149,900 Active 40 DOM
9. 2026-06-08
   days on market $149,900 Active 39 DOM
10. 2026-06-07
    days on market $149,900 Active 38 DOM
11. 2026-06-05
    days on market $149,900 Active 35 DOM
12. 2026-06-03
    days on market $149,900 Active 34 DOM
13. 2026-06-02
    days on market $149,900 Active 33 DOM
14. 2026-06-01
    days on market $149,900 Active 32 DOM
15. 2026-05-31
    days on market $149,900 Active 31 DOM
16. 2026-05-30
    days on market $149,900 Active 30 DOM
17. 2026-04-30
    listed $149,900 Active 1479-char remark
18. 2023-04-20
    status Pending 997-char remark

    Show marketing remark (997 chars)

    You'll notice the pride of ownership in this Hall of Fame City home located in NW Canton. This home has been completely remodeled inside and out! As you enter through the new front door you'll step in to an enclosed porch/ 3 seasons area with ceramic tile. Continue in to the first floor of the home and you'll be greeted with natural decor and new LVP flooring in living room and dining room. The quaint kitchen has been remodeled with new white kitchen cabinets, and quartz counter tops, stainless steel sink, and comes fully applianced. This home features 3 large bedrooms and 2 newly remodeled bathrooms. The finished attic space is sound proof and would be perfect for theater space/ rec room or even a 4th bedroom. Partially finished basement is a bonus! Other updates include new carpet through out, windows, A/C, water heater, electrical, exterior doors, siding, LVP flooring, and has been freshly painted. This home is truly turn key and ready for someone just to move in and enjoy. Close

19. 2023-04-20
    soldstatus $133,900 Closed 997-char remark

    Show marketing remark (997 chars)

    You'll notice the pride of ownership in this Hall of Fame City home located in NW Canton. This home has been completely remodeled inside and out! As you enter through the new front door you'll step in to an enclosed porch/ 3 seasons area with ceramic tile. Continue in to the first floor of the home and you'll be greeted with natural decor and new LVP flooring in living room and dining room. The quaint kitchen has been remodeled with new white kitchen cabinets, and quartz counter tops, stainless steel sink, and comes fully applianced. This home features 3 large bedrooms and 2 newly remodeled bathrooms. The finished attic space is sound proof and would be perfect for theater space/ rec room or even a 4th bedroom. Partially finished basement is a bonus! Other updates include new carpet through out, windows, A/C, water heater, electrical, exterior doors, siding, LVP flooring, and has been freshly painted. This home is truly turn key and ready for someone just to move in and enjoy. Close

20. 2023-03-01
    historical Contingent 997-char remark

    Show marketing remark (997 chars)

    You'll notice the pride of ownership in this Hall of Fame City home located in NW Canton. This home has been completely remodeled inside and out! As you enter through the new front door you'll step in to an enclosed porch/ 3 seasons area with ceramic tile. Continue in to the first floor of the home and you'll be greeted with natural decor and new LVP flooring in living room and dining room. The quaint kitchen has been remodeled with new white kitchen cabinets, and quartz counter tops, stainless steel sink, and comes fully applianced. This home features 3 large bedrooms and 2 newly remodeled bathrooms. The finished attic space is sound proof and would be perfect for theater space/ rec room or even a 4th bedroom. Partially finished basement is a bonus! Other updates include new carpet through out, windows, A/C, water heater, electrical, exterior doors, siding, LVP flooring, and has been freshly painted. This home is truly turn key and ready for someone just to move in and enjoy. Close

21. 2023-02-22
    status Active 997-char remark

    Show marketing remark (997 chars)

    You'll notice the pride of ownership in this Hall of Fame City home located in NW Canton. This home has been completely remodeled inside and out! As you enter through the new front door you'll step in to an enclosed porch/ 3 seasons area with ceramic tile. Continue in to the first floor of the home and you'll be greeted with natural decor and new LVP flooring in living room and dining room. The quaint kitchen has been remodeled with new white kitchen cabinets, and quartz counter tops, stainless steel sink, and comes fully applianced. This home features 3 large bedrooms and 2 newly remodeled bathrooms. The finished attic space is sound proof and would be perfect for theater space/ rec room or even a 4th bedroom. Partially finished basement is a bonus! Other updates include new carpet through out, windows, A/C, water heater, electrical, exterior doors, siding, LVP flooring, and has been freshly painted. This home is truly turn key and ready for someone just to move in and enjoy. Close

22. 2023-02-11
    status Pending 997-char remark

    Show marketing remark (997 chars)

    You'll notice the pride of ownership in this Hall of Fame City home located in NW Canton. This home has been completely remodeled inside and out! As you enter through the new front door you'll step in to an enclosed porch/ 3 seasons area with ceramic tile. Continue in to the first floor of the home and you'll be greeted with natural decor and new LVP flooring in living room and dining room. The quaint kitchen has been remodeled with new white kitchen cabinets, and quartz counter tops, stainless steel sink, and comes fully applianced. This home features 3 large bedrooms and 2 newly remodeled bathrooms. The finished attic space is sound proof and would be perfect for theater space/ rec room or even a 4th bedroom. Partially finished basement is a bonus! Other updates include new carpet through out, windows, A/C, water heater, electrical, exterior doors, siding, LVP flooring, and has been freshly painted. This home is truly turn key and ready for someone just to move in and enjoy. Close

23. 2023-02-01
    historical Contingent 997-char remark

    Show marketing remark (997 chars)

    You'll notice the pride of ownership in this Hall of Fame City home located in NW Canton. This home has been completely remodeled inside and out! As you enter through the new front door you'll step in to an enclosed porch/ 3 seasons area with ceramic tile. Continue in to the first floor of the home and you'll be greeted with natural decor and new LVP flooring in living room and dining room. The quaint kitchen has been remodeled with new white kitchen cabinets, and quartz counter tops, stainless steel sink, and comes fully applianced. This home features 3 large bedrooms and 2 newly remodeled bathrooms. The finished attic space is sound proof and would be perfect for theater space/ rec room or even a 4th bedroom. Partially finished basement is a bonus! Other updates include new carpet through out, windows, A/C, water heater, electrical, exterior doors, siding, LVP flooring, and has been freshly painted. This home is truly turn key and ready for someone just to move in and enjoy. Close

24. 2023-01-27
    listed $129,900 Active 997-char remark

    Show marketing remark (997 chars)

    You'll notice the pride of ownership in this Hall of Fame City home located in NW Canton. This home has been completely remodeled inside and out! As you enter through the new front door you'll step in to an enclosed porch/ 3 seasons area with ceramic tile. Continue in to the first floor of the home and you'll be greeted with natural decor and new LVP flooring in living room and dining room. The quaint kitchen has been remodeled with new white kitchen cabinets, and quartz counter tops, stainless steel sink, and comes fully applianced. This home features 3 large bedrooms and 2 newly remodeled bathrooms. The finished attic space is sound proof and would be perfect for theater space/ rec room or even a 4th bedroom. Partially finished basement is a bonus! Other updates include new carpet through out, windows, A/C, water heater, electrical, exterior doors, siding, LVP flooring, and has been freshly painted. This home is truly turn key and ready for someone just to move in and enjoy. Close

25. 1995-05-25
    soldstatus $45,000
26. 1990-04-09
    soldstatus $12,000
27. 1986-11-04
    soldstatus $12,300

ⓘ 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: $1,189 · $99/mo
• Projected year-2 tax: $1,764 · $147/mo
• Expected delta: +$575/yr (+$48/mo · 48.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,165
• − Mortgage interest: −$8,397
• − Property taxes: −$1,189
• − Insurance: −$750
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$4,361
• Taxable income: $1,403
• Est. tax owed @ 24.0%: −$337
• After-tax cash flow: $3,432/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: Plain Local
• NCES district ID: 3904993
• Math proficiency: 61% ▼ -13.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $48,337
• Composite: 55.04/100
• National rank: #1293
• State rank: #216 of 656 in OH

Livability — Hills and Dales

• Score: 70/100
• State rank: #449
• US rank: #7327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stark County · 272,865 people
• 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

+1118.7% since first listed

11 events — show timeline

• 2026-04-30 Listed $149,900 MLSNOW
• 2023-04-20 Pending — MLSNOW
• 2023-04-20 Sold (MLS) $133,900 MLSNOW
• 2023-03-01 Contingent — MLSNOW
• 2023-02-22 Relisted — MLSNOW
• 2023-02-11 Pending — MLSNOW
• 2023-02-01 Contingent — MLSNOW
• 2023-01-27 Listed $129,900 MLSNOW
• 1995-05-25 Sold (Public Records) $45,000 Public Records
• 1990-04-09 Sold (Public Records) $12,000 Public Records
• 1986-11-04 Sold (Public Records) $12,300 Public Records

Property tax history

+6.3%/yr

Latest (2024): $1,189 · -10.0% YoY. Source: county tax records.