534 E Maple St · North Canton, OH 44720

$199,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 162 Days on market

Built 1924 7,021 sqft lot $137/sqft · at area comps Est $205k · 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 +9.8/30.0
• ARV discount +8.8/15.0
• Schools +6.7/10.0
• Livability +4.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained home offers a cozy feel with practical living space. Featuring a functional layout, generous natural light, and a welcoming atmosphere, this home offers four bedrooms, one full bathroom, a living room with fireplace, and has a door to the sunroom. Living room is all open to the dining area, office and kitchen. New carpet in some rooms and five new windows. Upstairs you will find three bedrooms, and a full bathroom, hallway with built in cabinet and drawers. Go up to the next level and you have another bedroom, and kitchenette, the square foot for the attic is not included total square ft. The full basement has a laundry area, storage area, and toilet. Roof-(2020). Nestled in desirable North Canton, close to downtown, major routes, easy access to local schools, parks, shopping and dining. This home combines comfort and everyday convenience.

Key facts

• Door to sunroom
• Kitchenette
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• GENEROUS NATURAL LIGHT
• LIVING ROOM WITH FIREPLACE
• DOOR TO SUNROOM
• BUILT IN CABINET AND DRAWERS
• KITCHENETTE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (27.2% below list).
• Recommended offer: $145k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.1% in North 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 85/100 on livability (#44 in OH, #598 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities D-, commute 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 162 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $79k; list at $199k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,797 (27.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 11.5

CMA / ARV

• ARV (median comp): $205,109
• List price: $199,000
• Delta: -2.98%
• 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
402 Adena St NE	0.11mi	3/1.5	1,464 (+0%)	2mo	$215,500	$147	90
136 Wise Ave SE	0.10mi	4/2.0 (+1)	1,506 (+3%)	4mo	$255,500	$170	77
115 Wise Ave NE	0.07mi	3/2.0	1,328 (-9%)	4mo	$175,000	$132	74
419 Briar Ave NE	0.52mi	3/2.0	1,440 (-1%)	1mo	$335,500	$233	69
328 Portage St NW	0.54mi	3/1.5	1,416 (-3%)	0mo	$161,600	$114	68
208 Bachtel St SE	0.35mi	3/1.5	1,344 (-8%)	2mo	$235,000	$175	68
217 Bachtel St SE	0.32mi	4/2.0 (+1)	1,344 (-8%)	1mo	$223,000	$166	63
133 Bonnett St SW	0.71mi	3/1.5	1,512 (+4%)	0mo	$250,000	$165	58
1230 Willoway Ave SE	0.59mi	4/2.0 (+1)	1,512 (+4%)	4mo	$233,000	$154	53
545 NW Royer Ave NW	0.71mi	4/1.5 (+1)	1,512 (+4%)	1mo	$245,000	$162	53
605 Briar Ave NE	0.60mi	4/1.5 (+1)	1,350 (-7%)	2mo	$282,500	$209	51
800 Weber Ave NE	0.67mi	4/2.0 (+1)	1,353 (-7%)	1mo	$270,000	$200	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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.22×
• Total profit: $-43,546
• Equity at exit: $29,672

10-year hold

• IRR: -24.2%
• Equity multiple: -0.09×
• Total profit: $-60,792
• Equity at exit: $17,206

Cash invested: $55,720 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$145 /mo · $1,744/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-128

Break-even live

Break-even rent $1,610

Max offer price $176,397

Occupancy floor —

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
343 Pershing Ave NE North Canton, OH	2.0	1.0	1000	$1,099	$1.10	20d	1	0.29mi
201 Rose Lane St SW Unit 205 North Canton, OH	2.0	1.0	1000	$1,149	$1.15	13d	1	0.55mi
1145 S Main St Apt 304 Canton, OH	2.0	1.0	1000	$1,099	$1.10	43d	1	0.58mi
1120 Sunford Ave SE Unit 1120 North Canton, OH	2.0	1.5	1200	$1,299	$1.08	43d	1	0.65mi
1303 N Main St North Canton, OH	2.0	2.0	1000	$1,415	$1.42	43d	1	1.17mi
100 Everhard Rd SW North Canton, OH	1.0–2.0	1.0–2.0	875	$2,250	$2.57	43d	1	1.19mi
171 Applegrove St NE North Canton, OH	1.0–2.0	1.0–2.0	1100	$1,590	$1.45	43d	1	1.31mi
407 Sheraton Dr NW Unit 407 North Canton, OH	2.0	1.5	1200	$1,269	$1.06	13d	1	1.41mi
415 Sheraton Dr NW Unit 415 North Canton, OH	2.0	1.5	1200	$1,269	$1.06	13d	1	1.41mi

Listing history 20 events

1. 2026-06-17
   days on market $199,000 Active 162 DOM
2. 2026-06-16
   days on market $199,000 Active 161 DOM
3. 2026-06-15
   days on market $199,000 Active 160 DOM
4. 2026-06-14
   days on market $199,000 Active 158 DOM
5. 2026-06-13
   days on market $199,000 Active 157 DOM
6. 2026-06-10
   days on market $199,000 Active 155 DOM
7. 2026-06-09
   days on market $199,000 Active 154 DOM
8. 2026-06-08
   days on market $199,000 Active 153 DOM
9. 2026-06-07
   days on market $199,000 Active 152 DOM
10. 2026-06-05
    days on market $199,000 Active 149 DOM
11. 2026-06-02
    days on market $199,000 Active 147 DOM
12. 2026-06-01
    days on market $199,000 Active 146 DOM
13. 2026-05-31
    days on market $199,000 Active 145 DOM
14. 2026-05-30
    days on market $199,000 Active 144 DOM
15. 2026-05-03
    price $199,000 872-char remark

    Show marketing remark (872 chars)

    This well-maintained home offers a cozy feel with practical living space. Featuring a functional layout, generous natural light, and a welcoming atmosphere, this home offers four bedrooms, one full bathroom, a living room with fireplace, and has a door to the sunroom. Living room is all open to the dining area, office and kitchen. New carpet in some rooms and five new windows. Upstairs you will find three bedrooms, and a full bathroom, hallway with built in cabinet and drawers. Go up to the next level and you have another bedroom, and kitchenette, the square foot for the attic is not included total square ft. The full basement has a laundry area, storage area, and toilet. Roof-(2020). Nestled in desirable North Canton, close to downtown, major routes, easy access to local schools, parks, shopping and dining. This home combines comfort and everyday convenience.

16. 2026-03-27
    price $210,000 872-char remark

    Show marketing remark (872 chars)

    This well-maintained home offers a cozy feel with practical living space. Featuring a functional layout, generous natural light, and a welcoming atmosphere, this home offers four bedrooms, one full bathroom, a living room with fireplace, and has a door to the sunroom. Living room is all open to the dining area, office and kitchen. New carpet in some rooms and five new windows. Upstairs you will find three bedrooms, and a full bathroom, hallway with built in cabinet and drawers. Go up to the next level and you have another bedroom, and kitchenette, the square foot for the attic is not included total square ft. The full basement has a laundry area, storage area, and toilet. Roof-(2020). Nestled in desirable North Canton, close to downtown, major routes, easy access to local schools, parks, shopping and dining. This home combines comfort and everyday convenience.

17. 2026-01-11
    price $214,900 872-char remark

    Show marketing remark (872 chars)

    This well-maintained home offers a cozy feel with practical living space. Featuring a functional layout, generous natural light, and a welcoming atmosphere, this home offers four bedrooms, one full bathroom, a living room with fireplace, and has a door to the sunroom. Living room is all open to the dining area, office and kitchen. New carpet in some rooms and five new windows. Upstairs you will find three bedrooms, and a full bathroom, hallway with built in cabinet and drawers. Go up to the next level and you have another bedroom, and kitchenette, the square foot for the attic is not included total square ft. The full basement has a laundry area, storage area, and toilet. Roof-(2020). Nestled in desirable North Canton, close to downtown, major routes, easy access to local schools, parks, shopping and dining. This home combines comfort and everyday convenience.

18. 2026-01-06
    listed $230,000 Active 872-char remark

    Show marketing remark (872 chars)

    This well-maintained home offers a cozy feel with practical living space. Featuring a functional layout, generous natural light, and a welcoming atmosphere, this home offers four bedrooms, one full bathroom, a living room with fireplace, and has a door to the sunroom. Living room is all open to the dining area, office and kitchen. New carpet in some rooms and five new windows. Upstairs you will find three bedrooms, and a full bathroom, hallway with built in cabinet and drawers. Go up to the next level and you have another bedroom, and kitchenette, the square foot for the attic is not included total square ft. The full basement has a laundry area, storage area, and toilet. Roof-(2020). Nestled in desirable North Canton, close to downtown, major routes, easy access to local schools, parks, shopping and dining. This home combines comfort and everyday convenience.

19. 1998-02-18
    soldstatus $79,000
20. 1995-04-28
    soldstatus $76,000

ⓘ 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: $1,744 · $145/mo
• Projected year-2 tax: $2,424 · $202/mo
• Expected delta: +$680/yr (+$57/mo · 39.0%)

ⓘ 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 · 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: $17,376
• − Mortgage interest: −$11,147
• − Property taxes: −$1,744
• − Insurance: −$995
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$5,789
• Taxable loss: −$5,080
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $-316/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 — North Canton

• Score: 85/100
• State rank: #44
• US rank: #598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Canton, OH
• County: Stark County · 272,865 people
• City population: 39,851
• 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

+161.8% since first listed

6 events — show timeline

• 2026-05-03 Price Changed $199,000 MLSNOW
• 2026-03-27 Price Changed $210,000 MLSNOW
• 2026-01-11 Price Changed $214,900 MLSNOW
• 2026-01-06 Listed $230,000 MLSNOW
• 1998-02-18 Sold (Public Records) $79,000 Public Records
• 1995-04-28 Sold (Public Records) $76,000 Public Records

Property tax history

+2.1%/yr

Latest (2024): $1,744 · +13.4% YoY. Source: county tax records.