2806 Harmont Ave NE · Canton, OH 44705

$85,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 4 Days on market

Built 1952 5,797 sqft lot Est $115k · 26% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this affordable 3-bedroom, 1-bath home offering strong rental potential and plenty of value for investors and owner-occupants alike. With hardwood floors throughout, a spacious living room featuring a charming brick accent divider wall, and multiple hallway storage and linen closets, this property offers a functional layout that's easy to maintain and appealing to tenants or homeowners. The full unfinished basement provides excellent potential for additional finished living space, increased storage, or a recreation area, adding future value and versatility. Outside, you'll find a generously sized fully fenced backyard along with a storage shed for added convenience.

Key facts

• Storage shed
• Fenced backyard
• Hardwood floors

Tags

• HARDWOOD FLOORS
• BRICK ACCENT DIVIDER WALL
• MULTIPLE HALLWAY STORAGE
• FULL UNFINISHED BASEMENT
• FENCED BACKYARD
• STORAGE SHED

Property features AI

Exterior

• Parking: Driveway; no garage
• Utilities: Public water; Public sewer
• Home design: One-story property; Wood siding exterior; Asphalt/fiberglass roof
• Construction: Built (year per public records); Wood siding construction; Asphalt/fiberglass roof
• Exterior features: Back yard with full wood fencing; Shed(s) on the property

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced-air gas heating
• Interior features: Full unfinished basement
• Laundry & utility: Laundry in the 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 $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 11.4% vs local median 4.9% 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: Belle Stone Elementary School (324 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: Rents soft (-0.2%/yr); 71 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 32% of the median local income ($43k/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 $588 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $21k; list at $85k implies a 305% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1952 — 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: 1.36% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.19%
• DSCR: 1.81
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $114,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2830 Harmont Ave NE	0.05mi	2/1.0 (-1)	980 (+9%)	9mo	$110,000	$112	70
2602 Fletcher Ave NE	0.34mi	2/1.0 (-1)	888 (-1%)	10mo	$115,000	$130	69
2102 Endrow Ave NE	0.55mi	3/1.0	850 (-5%)	2mo	$102,500	$121	64
2550 Ellis Ave NE	0.45mi	2/2.0 (-1)	908 (+1%)	9mo	$80,000	$88	60
2808 Kirby Ave NE	0.45mi	2/2.0 (-1)	835 (-7%)	3mo	$127,000	$152	56
2310 Willowrow Ave NE	0.42mi	3/1.0	1,008 (+12%)	8mo	$135,000	$134	53
2823 Kirby Ave NE	0.42mi	2/1.0 (-1)	984 (+10%)	9mo	$122,500	$124	51
2312 Midway Ave NE	0.47mi	3/1.0	1,008 (+12%)	10mo	$129,000	$128	48
2226 Martha Ave NE	0.57mi	3/1.0	990 (+10%)	11mo	$135,000	$136	47
2656 22nd St NE	0.69mi	3/1.0	1,008 (+12%)	1mo	$25,000	$25	46
2406 Martha Ave NE	0.52mi	3/1.0	1,008 (+12%)	12mo	$135,000	$134	45
2735 19th St NE	0.73mi	3/1.0	1,008 (+12%)	2mo	$84,000	$83	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.24×
• Total profit: $5,811
• Equity at exit: $12,674

10-year hold

• IRR: 13.1%
• Equity multiple: 1.90×
• Total profit: $21,531
• Equity at exit: $7,349

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 44705

• Rents YoY: -0.2%
• Active inventory: 71
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $361

Break-even live

Break-even rent $700

Max offer price $85,000

Occupancy floor 64%

Sensitivity live

Price	-10% $409	-5% $385	+0% $361	+5% $337	+10% $313
Rent	-10% $269	-5% $315	+0% $361	+5% $406	+10% $452
Rate	-1.0pp $404	-0.5pp $382	base $361	+0.5pp $339	+1.0pp $316

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2321 Harmont Ave NE Canton, OH	2.0	1.0	800	$1,200	$1.50	16d	1	0.39mi
2103 Willowrow Ave NE Canton, OH	3.0	1.0	850	$1,000	$1.18	16d	1	0.54mi
1908 Taft Ave NE Canton, OH	2.0	1.0	633	$925	$1.46	46d	1	1.06mi

Listing history 5 events

1. 2026-06-15
   status $85,000 Pending 4 DOM
2. 2026-06-15
   days on market $85,000 Active 4 DOM
3. 2026-06-14
   days on market $85,000 Active 2 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $85,000 Active 1 DOM

ⓘ 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: $864 · $72/mo
• Projected year-2 tax: $1,095 · $91/mo
• Expected delta: +$231/yr (+$19/mo · 26.7%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,883
• − Mortgage interest: −$4,761
• − Property taxes: −$864
• − Insurance: −$425
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$2,473
• Taxable income: $3,139
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $3,576/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): 16,872
• Household income: $43,439
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 524.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 22% Two or more races 13% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 5% Romanian 4% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 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: ▼ -200.62%
• Current HPI: 150.1531
• Rent YoY: ▼ -0.23%
• 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

+304.8% since first listed

2 events — show timeline

• 2026-06-11 Listed $85,000 MLSNOW
• 2014-10-02 Sold (Public Records) $21,000 Public Records

Property tax history

+1.3%/yr

Latest (2024): $864 · +3.4% YoY. Source: county tax records.