822 Highland Rd NE · Canton, OH 44704

$64,900

3 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 122 Days on market

Built 1911 5,000 sqft lot $47/sqft · at area comps Est $61k · 6% over

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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
• Appreciation +8.1/10.0
• ARV discount +4.8/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Attention Investors or 1st time home buyers!! Add this nice 3 bedroom vinyl sided home to your real estate portfolio. The main level features a large living room, a formal dining room and a large kitchen with LVT flooring. Upstairs has 3 ample sized bedrooms and an updated full bathroom. There is a walk up attic that is great for storage or could easily be finished for more living space. The full basement has glass block windows and offers plenty of room for storage. Relax on the large covered front porch that's perfect for visiting with friends and family. There is a cement parking pad in the back. Other features include an updated gas forced air furnace, vinyl replacement windows, newer gas hot water tank and more. A little cosmetic TLC and you would be ready to go.

Key facts

• Formal dining room
• Walk up attic
• Large living room

Tags

• LARGE LIVING ROOM
• FORMAL DINING ROOM
• LARGE KITCHEN
• UPDATED FULL BATHROOM
• WALK UP ATTIC
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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.
• Zoned schools: Gibbs Elementary School (math 17% / reading 22%, grade F, #1,293 of 1,584 statewide, top 83%, 329 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: 20 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($449 loan paydown + $4k appreciation (6.2% local appreciation)).
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $24k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $65k implies a 711% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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.
8. 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.
9. 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: 1.70% ✓
• Cap rate: 12.48%
• Cash-on-cash: 22.08%
• DSCR: 1.98
• GRM: 4.9

CMA / ARV

• ARV (median comp): $61,256
• List price: $64,900
• Delta: 5.95%
• 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
1521 Gibbs Ave NE	0.48mi	3/1.0	1,360 (-2%)	1mo	$109,900	$81	74
1161 Spring Ave NE	0.14mi	3/2.0	1,250 (-10%)	3mo	$25,000	$20	71
1446 Downing Ct NE	0.38mi	3/1.0	1,248 (-10%)	1mo	$10,000	$8	65
711 3rd St NE	0.61mi	3/1.0	1,372 (-1%)	10mo	$99,900	$73	62
317 13th St NE	0.30mi	4/1.0 (+1)	1,500 (+8%)	7mo	$105,000	$70	61
1525 14th St NE	0.49mi	3/1.0	1,264 (-9%)	2mo	$21,900	$17	61
1422 Plain Ave NE	0.33mi	3/2.0	1,508 (+9%)	6mo	$97,000	$64	61
810 18th St NE	0.70mi	2/1.0 (-1)	1,360 (-2%)	7mo	$55,000	$40	54
1544 Spring Ave NE	0.52mi	3/1.0	1,218 (-12%)	4mo	$71,500	$59	52
309 Orchard Ave NE	0.60mi	2/1.0 (-1)	1,296 (-6%)	8mo	$19,000	$15	50
1449 Shriver Ave NE	0.47mi	2/1.0 (-1)	1,254 (-9%)	10mo	$80,000	$64	49
1517 Glendale Pl NE	0.55mi	3/1.5	1,231 (-11%)	8mo	$50,000	$41	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.3%
• Equity multiple: 3.24×
• Total profit: $40,758
• Equity at exit: $41,493

10-year hold

• IRR: 31.8%
• Equity multiple: 6.68×
• Total profit: $103,190
• Equity at exit: $75,852

Cash invested: $18,172 (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 44704

• Home prices YoY: 7.2%
• Active inventory: 20
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,106 high
• Mortgage (P&I): −$340
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $334

Break-even live

Break-even rent $683

Max offer price $64,900

Occupancy floor 65%

Sensitivity live

Price	-10% $371	-5% $353	+0% $334	+5% $316	+10% $298
Rent	-10% $247	-5% $291	+0% $334	+5% $378	+10% $422
Rate	-1.0pp $367	-0.5pp $351	base $334	+0.5pp $318	+1.0pp $300

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	22d	1	0.15mi
1206 Lawrence Rd NE Apt 3 Canton, OH	2.0	1.0	900	$950	$1.06	22d	1	0.17mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	45d	1	0.39mi
1613 Spring Ave NE Canton, OH	3.0	1.0	1320	$1,095	$0.83	22d	1	0.58mi
1629 Spring Ave NE Unit Na Canton, OH	2.0	1.0	1100	$836	$0.76	22d	1	0.61mi
1307 Woodland Ave NW Unit 2 Canton, OH	2.0	1.0	973	$675	$0.69	45d	1	0.65mi
316 Young Ave NE Canton, OH	4.0	1.0	1268	$1,050	$0.83	15d	1	0.67mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	15d	1	0.73mi
1511 2nd St NE Canton, OH	3.0	1.0	1129	$1,250	$1.11	45d	1	0.78mi
1906 6th St NE Unit 1906-002 Canton, OH	3.0	1.0	906	$1,000	$1.10	15d	1	0.94mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	22d	1	0.96mi
1946 Otto Pl NE Canton, OH	3.0	1.0	1499	$28,000	$18.68	15d	1	1.03mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	15d	20	1.05mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	45d	1	1.07mi
2018 Maple Ave NE Canton, OH	2.0	1.0	1206	$950	$0.79	15d	1	1.10mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	22d	1	1.11mi
2213 17th St NE Canton, OH	2.0	1.0	1132	$1,100	$0.97	46d	1	1.17mi
1224 15th St NW Unit 1 Canton, OH	2.0	1.0	900	$749	$0.83	22d	1	1.18mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	22d	1	1.20mi
2048 2nd St NE Unit 2048 Canton, OH	2.0	1.0	1092	$950	$0.87	15d	1	1.21mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	45d	1	1.23mi
1000 Market Ave S Canton, OH	1.0–2.0	1.0–2.0	1500	$4,505	$3.00	15d	12	1.28mi
1029 23rd St NW Canton, OH	3.0	1.0	1356	$1,500	$1.11	15d	1	1.45mi
1504 14th St SE Canton, OH	3.0	1.0	924	$1,120	$1.21	15d	1	1.48mi

Listing history 26 events

1. 2026-06-21
   days on market $64,900 Active 122 DOM
2. 2026-06-18
   days on market $64,900 Active 119 DOM
3. 2026-06-17
   days on market $64,900 Active 118 DOM
4. 2026-06-16
   days on market $64,900 Active 117 DOM
5. 2026-06-15
   days on market $64,900 Active 116 DOM
6. 2026-06-14
   days on market $64,900 Active 114 DOM
7. 2026-06-13
   days on market $64,900 Active 113 DOM
8. 2026-06-10
   days on market $64,900 Active 111 DOM
9. 2026-06-09
   days on market $64,900 Active 110 DOM
10. 2026-06-08
    days on market $64,900 Active 109 DOM
11. 2026-06-07
    pricedays on market $64,900 Active 108 DOM
12. 2026-06-05
    days on market $70,000 Active 105 DOM
13. 2026-06-03
    days on market $70,000 Active 104 DOM
14. 2026-06-02
    days on market $70,000 Active 103 DOM
15. 2026-06-01
    days on market $70,000 Active 102 DOM
16. 2026-05-31
    days on market $70,000 Active 101 DOM
17. 2026-05-30
    days on market $70,000 Active 100 DOM
18. 2026-04-23
    price $70,000 778-char remark

    Show marketing remark (778 chars)

    Attention Investors or 1st time home buyers!! Add this nice 3 bedroom vinyl sided home to your real estate portfolio. The main level features a large living room, a formal dining room and a large kitchen with LVT flooring. Upstairs has 3 ample sized bedrooms and an updated full bathroom. There is a walk up attic that is great for storage or could easily be finished for more living space. The full basement has glass block windows and offers plenty of room for storage. Relax on the large covered front porch that's perfect for visiting with friends and family. There is a cement parking pad in the back. Other features include an updated gas forced air furnace, vinyl replacement windows, newer gas hot water tank and more. A little cosmetic TLC and you would be ready to go.

19. 2026-03-27
    price $80,000 778-char remark

    Show marketing remark (778 chars)

    Attention Investors or 1st time home buyers!! Add this nice 3 bedroom vinyl sided home to your real estate portfolio. The main level features a large living room, a formal dining room and a large kitchen with LVT flooring. Upstairs has 3 ample sized bedrooms and an updated full bathroom. There is a walk up attic that is great for storage or could easily be finished for more living space. The full basement has glass block windows and offers plenty of room for storage. Relax on the large covered front porch that's perfect for visiting with friends and family. There is a cement parking pad in the back. Other features include an updated gas forced air furnace, vinyl replacement windows, newer gas hot water tank and more. A little cosmetic TLC and you would be ready to go.

20. 2026-02-19
    listed $89,000 Active 778-char remark

    Show marketing remark (778 chars)

    Attention Investors or 1st time home buyers!! Add this nice 3 bedroom vinyl sided home to your real estate portfolio. The main level features a large living room, a formal dining room and a large kitchen with LVT flooring. Upstairs has 3 ample sized bedrooms and an updated full bathroom. There is a walk up attic that is great for storage or could easily be finished for more living space. The full basement has glass block windows and offers plenty of room for storage. Relax on the large covered front porch that's perfect for visiting with friends and family. There is a cement parking pad in the back. Other features include an updated gas forced air furnace, vinyl replacement windows, newer gas hot water tank and more. A little cosmetic TLC and you would be ready to go.

21. 2011-02-01
    soldstatus $8,000 126-char remark

    Show marketing remark (126 chars)

    Sold As Is. 2 story, 3 bedroom, 1 bath. This property is eligible under the Freddie Mac First Look Initiative through 1/12/11.

22. 2010-12-28
    listed $6,900 126-char remark

    Show marketing remark (126 chars)

    Sold As Is. 2 story, 3 bedroom, 1 bath. This property is eligible under the Freddie Mac First Look Initiative through 1/12/11.

23. 1999-11-24
    soldstatus $32,000
24. 1998-09-18
    soldstatus $15,000
25. 1998-09-18
    soldstatus $15,000
26. 1991-08-09
    soldstatus $12,000

ⓘ 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: $2,062 · $172/mo
• Projected year-2 tax: $2,062 · $172/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,270
• − Mortgage interest: −$3,635
• − Property taxes: −$2,062
• − Insurance: −$324
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$1,888
• Taxable income: $3,236
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $3,235/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 · 366,688 people
• City population: 103,614
• Metro: Canton-Massillon, OH
• Population (ZIP): 3,583
• Household income: $34,063
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 10.1

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 58% White 33% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Hispanic 3% Romanian 1% Polish 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: ▲ 6.17%
• Current HPI: 91.3426
• Rent YoY: —
• Metro: —
• 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

+483.3% since first listed

9 events — show timeline

• 2026-04-23 Price Changed $70,000 MLSNOW
• 2026-03-27 Price Changed $80,000 MLSNOW
• 2026-02-19 Listed $89,000 MLSNOW
• 2011-02-01 Sold (MLS) $8,000 MLSNOW
• 2010-12-28 Listed $6,900 MLSNOW
• 1999-11-24 Sold (Public Records) $32,000 Public Records
• 1998-09-18 Sold (Public Records) $15,000 Public Records
• 1998-09-18 Sold (Public Records) $15,000 Public Records
• 1991-08-09 Sold (Public Records) $12,000 Public Records

Property tax history

-0.6%/yr

Latest (2024): $2,062 · +283.8% YoY. Source: county tax records.