1528 22nd St NE · Canton, OH 44714

$99,900

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 104 Days on market

Built 1930 4,678 sqft lot Est $67k · 49% over

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Why this score? — see what drove the F 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 +15.3/30.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Better than new!This beautiful home is everything you have been searching for! Situated on a spacious corner lot, you will fall in love from the moment you pull in the drive!As you walk through the side door you will find a cozy foyer with a spacious walk in closet perfect for storing all your belongings and would make an ideal pantry! The kitchen is bright and airy and features refaced cabinets, neutral vinyl flooring, and comes fully applianced! The Diningroom is right off the kitchen and has been updated with fresh paint, and newer carpet. The living room offers newer carpet and access to the adorable front porch!Upstairs you will find a full bath that is shared by two great sized bedrooms. Just off the side door you will find an attached, over sized garage, that offers tons of additional storage and work space! Schedule your private showing today!

Key facts

• Perennial garden
• A/c
• Water heater

Tags

• CORNER LOT
• PERENNIAL GARDEN
• FURNACE
• A/C
• WATER HEATER
• ELECTRICAL PANEL

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Attached garage with garage door opener and electricity; Unpaved areas for additional parking; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home (three total stories reported); Vinyl siding; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Front porch; Patio; Full yard fencing; Corner lot; Has view

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Two bedrooms on the second floor
• Flooring: Laminate flooring in living room
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Window treatments throughout; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $36 ($431/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (10.1% below list).
• Recommended offer: $90k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 34 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k 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 104 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.
• Current owner paid $55k; list at $100k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,822 (10.1% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.90% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $66,880
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1825 Bernice Ct NE	0.43mi	2/1.0	720 (+2%)	2mo	$99,900	$139	75
1711 Bonnot Pl NE	0.39mi	2/1.0	720 (+2%)	10mo	$62,000	$86	70
1716 Gibbs Ave NE	0.44mi	2/1.0	750 (+6%)	2mo	$103,000	$137	67
1205 17th St NE	0.41mi	2/1.0	720 (+2%)	24mo	$21,000	$29	57
1742 Roosevelt Ave NE	0.57mi	2/1.0	756 (+7%)	9mo	$67,000	$89	54
2425 Harrisburg Rd NE	0.43mi	2/1.0	792 (+12%)	14mo	$79,350	$100	48
1611 Stanley Ct NE	0.64mi	2/1.0	661 (-6%)	17mo	$70,000	$106	46
1807 Taft Ave NE	0.66mi	1/1.0 (-1)	661 (-6%)	15mo	$42,500	$64	42
1625 Shriver Ave NE	0.43mi	2/1.5	792 (+12%)	23mo	$75,000	$95	38
1655 Rowland Ave NE	0.42mi	2/1.0	803 (+14%)	24mo	$60,000	$75	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-13,897
• Equity at exit: $14,895

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-9,142
• Equity at exit: $8,638

Cash invested: $27,972 (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 44714

• Home prices YoY: -34.6%
• Active inventory: 34
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $898 high
• Mortgage (P&I): −$524
• Tax from tax record: −$108 /mo · $1,298/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $36

Break-even live

Break-even rent $853

Max offer price $99,900

Occupancy floor 91%

Sensitivity live

Price	-10% $92	-5% $64	+0% $36	+5% $8	+10% $-21
Rent	-10% $-35	-5% $0	+0% $36	+5% $71	+10% $107
Rate	-1.0pp $86	-0.5pp $61	base $36	+0.5pp $10	+1.0pp $-16

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1807 Spring Ave NE Canton, OH	1.0–2.0	1.0	555	$770	$1.39	14d	1	0.56mi
1908 Taft Ave NE Canton, OH	2.0	1.0	633	$925	$1.46	44d	1	0.67mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	14d	1	0.81mi
343 15th St NW Unit 4 Canton, OH	1.0	1.0	477	$800	$1.68	44d	1	1.10mi
1238 Logan Ave NW Apt 2 Canton, OH	1.0	1.0	700	$650	$0.93	44d	1	1.16mi
1532 Woodland Ave NW Unit 1 Canton, OH	1.0	1.0	617	$600	$0.97	44d	1	1.18mi
1312 Cleveland Ave NW Apt 3 Canton, OH	1.0	1.0	472	$815	$1.73	44d	1	1.28mi
1027 17th St NW Apt 3 Canton, OH	2.0	1.0	653	$900	$1.38	21d	1	1.39mi

Listing history 30 events

1. 2026-06-18
   days on market $99,900 Active 104 DOM
2. 2026-06-17
   days on market $99,900 Active 103 DOM
3. 2026-06-16
   days on market $99,900 Active 102 DOM
4. 2026-06-15
   days on market $99,900 Active 101 DOM
5. 2026-06-14
   days on market $99,900 Active 99 DOM
6. 2026-06-13
   statusdays on market $99,900 Active 98 DOM
7. 2026-06-10
   days on market $99,900 Contingent 96 DOM
8. 2026-06-09
   days on market $99,900 Contingent 95 DOM
9. 2026-06-08
   days on market $99,900 Contingent 94 DOM
10. 2026-06-07
    days on market $99,900 Contingent 93 DOM
11. 2026-06-05
    days on market $99,900 Contingent 90 DOM
12. 2026-06-03
    days on market $99,900 Contingent 89 DOM
13. 2026-06-02
    days on market $99,900 Contingent 88 DOM
14. 2026-06-01
    days on market $99,900 Contingent 87 DOM
15. 2026-05-31
    days on market $99,900 Contingent 86 DOM
16. 2026-05-30
    days on market $99,900 Contingent 85 DOM
17. 2026-05-06
    historical Contingent
18. 2026-05-06
    status Active
19. 2026-03-23
    historical Contingent
20. 2026-03-06
    listed $99,900 Active
21. 2021-07-07
    historical
22. 2021-07-03
    listed $79,900 Active
23. 2021-07-01
    price $79,900
24. 2021-06-23
    historical
25. 2018-08-24
    soldstatus $54,900 Sold 863-char remark

    Show marketing remark (863 chars)

    Better than new!This beautiful home is everything you have been searching for! Situated on a spacious corner lot, you will fall in love from the moment you pull in the drive!As you walk through the side door you will find a cozy foyer with a spacious walk in closet perfect for storing all your belongings and would make an ideal pantry! The kitchen is bright and airy and features refaced cabinets, neutral vinyl flooring, and comes fully applianced! The Diningroom is right off the kitchen and has been updated with fresh paint, and newer carpet. The living room offers newer carpet and access to the adorable front porch!Upstairs you will find a full bath that is shared by two great sized bedrooms. Just off the side door you will find an attached, over sized garage, that offers tons of additional storage and work space! Schedule your private showing today!

26. 2018-08-24
    soldstatus $54,900

    Show marketing remark (863 chars)

    Better than new!This beautiful home is everything you have been searching for! Situated on a spacious corner lot, you will fall in love from the moment you pull in the drive!As you walk through the side door you will find a cozy foyer with a spacious walk in closet perfect for storing all your belongings and would make an ideal pantry! The kitchen is bright and airy and features refaced cabinets, neutral vinyl flooring, and comes fully applianced! The Diningroom is right off the kitchen and has been updated with fresh paint, and newer carpet. The living room offers newer carpet and access to the adorable front porch!Upstairs you will find a full bath that is shared by two great sized bedrooms. Just off the side door you will find an attached, over sized garage, that offers tons of additional storage and work space! Schedule your private showing today!

27. 2018-08-15
    status Pending 863-char remark

    Show marketing remark (863 chars)

    Better than new!This beautiful home is everything you have been searching for! Situated on a spacious corner lot, you will fall in love from the moment you pull in the drive!As you walk through the side door you will find a cozy foyer with a spacious walk in closet perfect for storing all your belongings and would make an ideal pantry! The kitchen is bright and airy and features refaced cabinets, neutral vinyl flooring, and comes fully applianced! The Diningroom is right off the kitchen and has been updated with fresh paint, and newer carpet. The living room offers newer carpet and access to the adorable front porch!Upstairs you will find a full bath that is shared by two great sized bedrooms. Just off the side door you will find an attached, over sized garage, that offers tons of additional storage and work space! Schedule your private showing today!

28. 2018-07-22
    historical Contingent 863-char remark

    Show marketing remark (863 chars)

    Better than new!This beautiful home is everything you have been searching for! Situated on a spacious corner lot, you will fall in love from the moment you pull in the drive!As you walk through the side door you will find a cozy foyer with a spacious walk in closet perfect for storing all your belongings and would make an ideal pantry! The kitchen is bright and airy and features refaced cabinets, neutral vinyl flooring, and comes fully applianced! The Diningroom is right off the kitchen and has been updated with fresh paint, and newer carpet. The living room offers newer carpet and access to the adorable front porch!Upstairs you will find a full bath that is shared by two great sized bedrooms. Just off the side door you will find an attached, over sized garage, that offers tons of additional storage and work space! Schedule your private showing today!

29. 2018-07-19
    listed $54,900 Active 863-char remark

    Show marketing remark (863 chars)

    Better than new!This beautiful home is everything you have been searching for! Situated on a spacious corner lot, you will fall in love from the moment you pull in the drive!As you walk through the side door you will find a cozy foyer with a spacious walk in closet perfect for storing all your belongings and would make an ideal pantry! The kitchen is bright and airy and features refaced cabinets, neutral vinyl flooring, and comes fully applianced! The Diningroom is right off the kitchen and has been updated with fresh paint, and newer carpet. The living room offers newer carpet and access to the adorable front porch!Upstairs you will find a full bath that is shared by two great sized bedrooms. Just off the side door you will find an attached, over sized garage, that offers tons of additional storage and work space! Schedule your private showing today!

30. 1990-06-28
    soldstatus $5,400

ⓘ 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: $1,298 · $108/mo
• Projected year-2 tax: $1,428 · $119/mo
• Expected delta: +$130/yr (+$11/mo · 10.0%)

ⓘ 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: $10,779
• − Mortgage interest: −$5,596
• − Property taxes: −$1,298
• − Insurance: −$500
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$2,906
• Taxable loss: −$1,246
• Est. tax savings @ 24.0%: +$299
• After-tax cash flow: $730/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 County · 272,865 people
• City population: 103,614
• Metro: Canton-Massillon, OH
• Population (ZIP): 10,210
• Household income: $55,905
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 207.0

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 (72%)
• Race & ethnicity: White 72% Black 20% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Italian 6% Romanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% 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: ▼ -110.96%
• Current HPI: 209.5637
• Rent YoY: —
• 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

+1750.0% since first listed

14 events — show timeline

• 2026-05-06 Contingent — MLSNOW
• 2026-05-06 Relisted — MLSNOW
• 2026-03-23 Contingent — MLSNOW
• 2026-03-06 Listed $99,900 MLSNOW
• 2021-07-07 Listing Removed — MLSNOW
• 2021-07-03 Listed $79,900 MLSNOW
• 2021-07-01 Price Changed $79,900 MLSNOW
• 2021-06-23 Coming Soon — MLSNOW
• 2018-08-24 Sold (Public Records) $54,900 Public Records
• 2018-08-24 Sold (MLS) $54,900 MLSNOW
• 2018-08-15 Pending — MLSNOW
• 2018-07-22 Contingent — MLSNOW
• 2018-07-19 Listed $54,900 MLSNOW
• 1990-06-28 Sold (Public Records) $5,400 Public Records

Property tax history

+2.6%/yr

Latest (2024): $1,298 · +6.7% YoY. Source: county tax records.