4627 20th St NW · Meyers Lake, OH 44708

$179,900

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 1 Days on market

Built 1948 0.41 ac lot

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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 +11.6/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attractive brick bungalow located in a desirable area. A great starter home or could be a nice fit for a family looking to down size. Exterior offers nice curb appeal with a spacious backyard with patio in a private setting. The interior is quant with a nice size living room and 2 bedrooms on the first floor. Large third bedroom could be used for a master if desired. Many interior improvements and updates include, newer high efficiency furnace with central air conditioning. Vinyl replacement windows. Updated 100 amp electric box, new hot water tank and new luxury vinyl flooring in the kitchen. On the exterior newer roof with architectural series shingles. Newer gutters and down spouts. The single car garage is equipped with electric garage opener as well. A nice value ! Call for your private showing today!

Key facts

• Brick bungalow
• Spacious backyard
• New siding

Tags

• BRICK BUNGALOW
• SPACIOUS BACKYARD
• PRIVATE PATIO
• NEW ROOF
• NEW GARAGE DOOR
• NEW SIDING

Property features AI

Exterior

• Parking: Detached garage; Garage with automatic door opener; Paved parking
• Utilities: Public water; Public sewer
• Home design: 2-story brick home; Block foundation; Asphalt/fiberglass roof
• Construction: Brick construction; Built per public records
• Exterior features: Patio; Wooded lot; Lot dimensions approximately 80 x 190

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-55 ($-659/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (22.6% below list).
• Recommended offer: $139k (22.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#247 in OH, #3,951 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Plain Local (suburban): math 61% / reading 69% proficiency, ranked #216 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.7%/yr); 122 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 29y 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 $140k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,230 (22.6% 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. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.73% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.46×
• Total profit: $-27,263
• Equity at exit: $26,824

10-year hold

• IRR: -1.1%
• Equity multiple: 0.91×
• Total profit: $-4,358
• Equity at exit: $15,554

Cash invested: $50,372 (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 44708

• Rents YoY: 6.7%
• Active inventory: 122
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,392 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$136 /mo · $1,638/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-55

Break-even live

Break-even rent $1,462

Max offer price $170,196

Occupancy floor 99%

Sensitivity live

Price	-10% $47	-5% $-4	+0% $-55	+5% $-106	+10% $-157
Rent	-10% $-165	-5% $-110	+0% $-55	+5% $0	+10% $55
Rate	-1.0pp $36	-0.5pp $-9	base $-55	+0.5pp $-102	+1.0pp $-149

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1819 Miles Ave NW Canton, OH	1.0–2.0	1.0–1.5	900	$1,349	$1.50	14d	1	0.22mi
2740 Shaftesbury Dr NW Canton, OH	1.0–2.0	1.0–2.0	1064	$1,460	$1.37	14d	11	0.46mi
2901 17th St NW Canton, OH	2.0	1.0	1000	$885	$0.89	22d	1	1.37mi

Listing history 3 events

1. 2026-06-16
   status $179,900 Pending 1 DOM
2. 2026-06-15
   remarks 693-char remark
3. 2026-06-15
   listed $179,900 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: $1,638 · $136/mo
• Projected year-2 tax: $2,222 · $185/mo
• Expected delta: +$584/yr (+$49/mo · 35.7%)

ⓘ 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: $16,708
• − Mortgage interest: −$10,077
• − Property taxes: −$1,638
• − Insurance: −$900
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$5,233
• Taxable loss: −$3,813
• Est. tax savings @ 24.0%: +$915
• After-tax cash flow: $256/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: Plain Local
• NCES district ID: 3904993
• Math proficiency: 61% ▼ -13.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $48,337
• Composite: 55.04/100
• National rank: #1293
• State rank: #216 of 656 in OH

Livability — Meyers Lake

• Score: 75/100
• State rank: #247
• US rank: #3951

Category grades

Amenities F 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

• County: Stark County · 272,865 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 24,285
• Household income: $63,706
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 725.0

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 (80%)
• Race & ethnicity: White 80% Black 8% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 8% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Tagalog/Filipino 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: ▼ -168.35%
• Current HPI: 206.298
• Rent YoY: ▲ 6.73%
• 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

+172.6% since first listed

16 events — show timeline

• 2026-06-15 Listed $179,900 MLSNOW
• 2022-10-20 Sold (MLS) $139,900 MLSNOW
• 2022-09-21 Contingent — MLSNOW
• 2022-09-15 Listed $139,900 MLSNOW
• 2011-09-26 Listing Removed — MLSNOW
• 2011-09-21 Listing Removed — MLSNOW
• 2011-09-21 Listed $79,900 MLSNOW
• 2011-05-16 Listed $79,900 MLSNOW
• 2011-04-28 Listing Removed — MLSNOW
• 2009-10-29 Listed $89,900 MLSNOW
• 2009-07-28 Sold (MLS) $44,000 MLSNOW
• 2009-06-26 Listed $42,900 MLSNOW
• 1998-09-22 Sold (Public Records) $80,000 Public Records
• 1997-08-25 Listing Removed — MLSNOW
• 1997-06-25 Listed $87,900 MLSNOW
• 1992-04-01 Sold (Public Records) $66,000 Public Records

Property tax history

+3.4%/yr

Latest (2024): $1,638 · -2.8% YoY. Source: county tax records.