1318 4th St NE · Canton, OH 44704

$85,000

3 bd · 1.0 ba · 1,337 sqft · SingleFamily public records · 30 Days on market

Built 1895 6,098 sqft lot $64/sqft · 35% above area Est $63k · 35% 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 +29.8/30.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• 1% rule +7.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks

Back on market at no fault to home or seller. Buyers financing fell through. Welcome home to this move in ready 2-3 bedroom home near downtown Canton! When you walk in, you walk into the living room, off that is dinning room and kitchen. Upstairs are three full bedrooms! One bedroom you walk into to get to the third bedroom! Full basement! And comes with two parcels! Schedule your showing today!

Key facts

• 6,098 sq ft lot
• Built 1895
• Listed 29 days

Property features AI

Finance

• Financial info: Annual property tax noted

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: 2 stories (3 total levels); Asphalt and fiberglass roof
• Construction: Built according to public records; Updated/remodeled
• Exterior features: Off-street parking

Interior

• Bedrooms: Total rooms: 7
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Updated/remodeled condition; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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.
• Market conditions: 20 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 38% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($588 loan paydown + $5k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1895 — 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. 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: 1.28% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.73%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (median comp): $62,857
• List price: $85,000
• Delta: 35.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Flamos Cir NE	0.44mi	3/1.5	1,300 (-3%)	2mo	$119,000	$92	71
711 3rd St NE	0.36mi	3/1.0	1,372 (+3%)	10mo	$99,900	$73	71
1316 4th St NE	0.01mi	2/1.0 (-1)	1,152 (-14%)	2mo	$58,000	$50	70
309 Orchard Ave NE	0.39mi	2/1.0 (-1)	1,296 (-3%)	8mo	$19,000	$15	65
1817 Penn Pl NE	0.47mi	3/1.0	1,389 (+4%)	10mo	$59,900	$43	64
1434 2nd St NE	0.14mi	2/1.0 (-1)	1,136 (-15%)	10mo	$85,750	$75	55
913 Lawrence Rd NE	0.62mi	3/1.0	1,248 (-7%)	12mo	$85,000	$68	50
213 Hartford Ave SE	0.50mi	4/1.5 (+1)	1,462 (+9%)	9mo	$145,000	$99	47
2001 3rd St SE	0.63mi	3/1.0	1,456 (+9%)	13mo	$126,000	$87	45
1935 5th St SE	0.65mi	3/2.0	1,442 (+8%)	13mo	$52,777	$37	42
2002 Penn Pl NE	0.62mi	2/1.0 (-1)	1,164 (-13%)	8mo	$40,000	$34	38
1942 4th St SE	0.65mi	4/1.0 (+1)	1,536 (+15%)	13mo	$40,000	$26	29

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: 28.8%
• Equity multiple: 2.90×
• Total profit: $45,255
• Equity at exit: $54,343

10-year hold

• IRR: 26.8%
• Equity multiple: 5.93×
• Total profit: $117,322
• Equity at exit: $99,343

Cash invested: $23,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,086 high
• Mortgage (P&I): −$446
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $312

Break-even live

Break-even rent $692

Max offer price $85,000

Occupancy floor 66%

Sensitivity live

Price	-10% $360	-5% $336	+0% $312	+5% $288	+10% $264
Rent	-10% $226	-5% $269	+0% $312	+5% $355	+10% $398
Rate	-1.0pp $355	-0.5pp $334	base $312	+0.5pp $290	+1.0pp $268

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Young Ave NE Canton, OH	4.0	1.0	1268	$1,050	$0.83	14d	1	0.05mi
1511 2nd St NE Canton, OH	3.0	1.0	1129	$1,250	$1.11	45d	1	0.16mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	22d	1	0.54mi
1906 6th St NE Unit 1906-002 Canton, OH	3.0	1.0	906	$1,000	$1.10	14d	1	0.56mi
1946 Otto Pl NE Canton, OH	3.0	1.0	1499	$28,000	$18.68	14d	1	0.57mi
1206 Lawrence Rd NE Apt 3 Canton, OH	2.0	1.0	900	$950	$1.06	22d	1	0.61mi
2048 2nd St NE Unit 2048 Canton, OH	2.0	1.0	1092	$950	$0.87	14d	1	0.71mi
1504 14th St SE Canton, OH	3.0	1.0	924	$1,120	$1.21	14d	1	0.85mi
1000 Market Ave S Canton, OH	1.0–2.0	1.0–2.0	1500	$4,505	$3.00	14d	12	0.91mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	45d	1	0.95mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	14d	20	1.13mi
1307 Woodland Ave NW Unit 2 Canton, OH	2.0	1.0	973	$675	$0.69	45d	1	1.19mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	45d	1	1.19mi
1613 Spring Ave NE Canton, OH	3.0	1.0	1320	$1,095	$0.83	22d	1	1.22mi
1629 Spring Ave NE Unit Na Canton, OH	2.0	1.0	1100	$836	$0.76	22d	1	1.24mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	45d	1	1.29mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	14d	1	1.36mi
1304 Cole Ave SE Canton, OH	2.0	1.0	984	$650	$0.66	14d	1	1.45mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	22d	1	1.45mi
2213 17th St NE Canton, OH	2.0	1.0	1132	$1,100	$0.97	45d	1	1.49mi

Listing history 31 events

1. 2026-06-21
   days on market $85,000 Active 30 DOM
2. 2026-06-18
   days on market $85,000 Active 27 DOM
3. 2026-06-17
   days on market $85,000 Active 26 DOM
4. 2026-06-16
   days on market $85,000 Active 25 DOM
5. 2026-06-15
   days on market $85,000 Active 24 DOM
6. 2026-06-14
   days on market $85,000 Active 22 DOM
7. 2026-06-13
   days on market $85,000 Active 21 DOM
8. 2026-06-10
   days on market $85,000 Active 19 DOM
9. 2026-06-09
   days on market $85,000 Active 18 DOM
10. 2026-06-08
    days on market $85,000 Active 17 DOM
11. 2026-06-07
    days on market $85,000 Active 16 DOM
12. 2026-06-05
    days on market $85,000 Active 13 DOM
13. 2026-06-03
    days on market $85,000 Active 12 DOM
14. 2026-06-02
    days on market $85,000 Active 11 DOM
15. 2026-06-01
    days on market $85,000 Active 10 DOM
16. 2026-05-31
    days on market $85,000 Active 9 DOM
17. 2026-05-30
    days on market $85,000 Active 8 DOM
18. 2026-05-11
    status Pending 321-char remark
19. 2026-05-07
    listed $85,000 Active 321-char remark
20. 2024-12-24
    historical $900
21. 2024-11-14
    listed $900
22. 2012-10-21
    historical
23. 2011-10-21
    listed $20,500
24. 2011-08-28
    historical
25. 2011-02-28
    listed $29,900
26. 2008-09-21
    historical
27. 2007-09-21
    listed $45,000
28. 2007-06-16
    historical
29. 2006-12-16
    listed $49,900
30. 2003-03-30
    historical
31. 2002-06-19
    listed $32,700

ⓘ 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: $782 · $65/mo
• Projected year-2 tax: $1,054 · $88/mo
• Expected delta: +$272/yr (+$23/mo · 34.7%)

ⓘ 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: $13,038
• − Mortgage interest: −$4,761
• − Property taxes: −$782
• − Insurance: −$425
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$2,473
• Taxable income: $2,510
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $3,141/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

+159.9% since first listed

15 events — show timeline

• 2026-05-26 Relisted — MLSNOW
• 2026-05-11 Pending — MLSNOW
• 2026-05-07 Listed $85,000 MLSNOW
• 2024-12-24 Rental Removed $900 Avail
• 2024-11-14 Listed for Rent $900 Avail
• 2012-10-21 Listing Removed — MLSNOW
• 2011-10-21 Listed $20,500 MLSNOW
• 2011-08-28 Listing Removed — MLSNOW
• 2011-02-28 Listed $29,900 MLSNOW
• 2008-09-21 Listing Removed — MLSNOW
• 2007-09-21 Listed $45,000 MLSNOW
• 2007-06-16 Listing Removed — MLSNOW
• 2006-12-16 Listed $49,900 MLSNOW
• 2003-03-30 Listing Removed — MLSNOW
• 2002-06-19 Listed $32,700 MLSNOW

Property tax history

+5.7%/yr

Latest (2024): $782 · +233.0% YoY. Source: county tax records.