909 Clarendon Ave SW · Canton, OH 44710

$94,900

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 23 Days on market

Built 1912 3,428 sqft lot $72/sqft · at area comps Est $96k · at est.

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Why this score? — see what drove the C+ 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.8/15.0
• 1% rule +6.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Nicely updated house with 3 bedrooms, 1 bathroom, one car garage detached, spacious walk up attic. All new flooring, freshly painted inside, updated kitchen and bathroom. Basement has been waterproofed.

Key facts

• Updated kitchen
• Updated bathroom
• 3,428 sq ft lot

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• SPACIOUS WALK UP ATTIC
• WATERPROOFED BASEMENT

Property features AI

Exterior

• Parking: Garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Two stories with a third-level attic; Faces east; Updated/remodeled
• Construction: Built (year per public records); Block foundation; Block, vinyl siding, and wood siding construction; Asphalt fiberglass roof
• Exterior features: Front porch; City lot

Interior

• Kitchen: Kitchen on the first level (laminate flooring; approx. 17 x 11); Range; Refrigerator
• Bedrooms: Three bedrooms on the second level (carpeted; two approx. 11 x 10, one approx. 13 x 12)
• Flooring: Carpet in living areas and most bedrooms; Laminate in kitchen; Linoleum in bathroom; Wood flooring in attic space
• Bathrooms: One full bathroom on the second level (linoleum flooring; approx. 8 x 7)
• Heating & cooling: Forced air gas heating; Ceiling fan(s) for cooling
• Interior features: Full, unfinished basement; Attic with a full floor (third level); Has a view; Updated/remodeled condition
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Cedar Elementary School (math 15% / reading 18%, grade F, #1,363 of 1,584 statewide, top 86%, 399 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: 48 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $656 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 + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y 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 $14k; list at $95k implies a 554% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,476 (1.5% below list)

Questions for the listing agent

1. Built in 1912 — 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: 1.18% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (median comp): $95,582
• List price: $94,900
• Delta: 4.52%
• 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
2227 7th St SW	0.28mi	3/1.0	1,314 (-0%)	2mo	$55,000	$42	85
2803 11th St SW	0.19mi	3/1.0	1,248 (-6%)	0mo	$112,000	$90	82
1252 Dartmouth Ave SW	0.37mi	3/1.5	1,322 (+0%)	1mo	$90,000	$68	79
3016 9th St SW	0.24mi	4/1.5 (+1)	1,296 (-2%)	1mo	$170,000	$131	78
1136 Smith Ave SW	0.32mi	3/1.0	1,204 (-9%)	0mo	$93,900	$78	70
354 Clarendon Ave NW	0.61mi	2/1.0 (-1)	1,317 (-0%)	1mo	$93,500	$71	66
3021 Windsor Pl SW	0.53mi	4/1.0 (+1)	1,287 (-2%)	1mo	$82,500	$64	65
1248 Dartmouth Ave SW	0.37mi	3/1.5	1,456 (+10%)	0mo	$68,000	$47	64
222 Montrose Ave NW	0.74mi	3/1.0	1,368 (+4%)	1mo	$175,000	$128	59
921 Camden Ave SW	0.75mi	3/1.5	1,380 (+4%)	1mo	$84,000	$61	55
345 Roslyn Ave NW	0.73mi	4/2.0 (+1)	1,296 (-2%)	1mo	$145,900	$113	53
3115 2nd St NW	0.56mi	2/1.5 (-1)	1,160 (-12%)	1mo	$130,000	$112	46

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,116
• Equity at exit: $14,150

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $22,205
• Equity at exit: $8,205

Cash invested: $26,572 (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 44710

• Active inventory: 48
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,119 high
• Mortgage (P&I): −$498
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $259

Break-even live

Break-even rent $792

Max offer price $94,900

Occupancy floor 72%

Sensitivity live

Price	-10% $313	-5% $286	+0% $259	+5% $232	+10% $205
Rent	-10% $171	-5% $215	+0% $259	+5% $303	+10% $347
Rate	-1.0pp $307	-0.5pp $283	base $259	+0.5pp $234	+1.0pp $209

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	15d	1	0.25mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	22d	1	0.33mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	45d	1	0.36mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	15d	1	0.37mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	45d	1	0.39mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	15d	1	0.45mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	22d	1	0.45mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	45d	1	0.48mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	22d	1	0.48mi
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	45d	1	0.55mi
521 Columbus Ave NW Unit 2 Canton, OH	2.0	1.0	900	$875	$0.97	45d	1	0.69mi
521 Columbus Ave NW Canton, OH	2.0	1.0	900	$775	$0.86	22d	1	0.69mi
2525 6th St NW Unit NA Canton, OH	2.0	1.0	950	$700	$0.74	45d	1	0.74mi
1520 Bryan Ave SW Canton, OH	3.0	1.0	1040	$1,100	$1.06	45d	1	0.79mi
1380 Garfield Ave SW Canton, OH	2.0	1.0	1212	$995	$0.82	22d	1	0.83mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	22d	1	0.94mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	22d	1	0.98mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	22d	1	0.98mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	45d	1	1.04mi
1507 Stark Ave SW Canton, OH	3.0	1.0	1188	$975	$0.82	45d	1	1.04mi
1511 Stark Ave SW Canton, OH	2.0	1.0	992	$900	$0.91	45d	1	1.04mi
3034 12th St NW Canton, OH	2.0	1.0	1724	$1,125	$0.65	22d	1	1.13mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	15d	20	1.18mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	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	1.47mi

Listing history 39 events

1. 2026-06-21
   days on market $94,900 Active 23 DOM
2. 2026-06-18
   days on market $94,900 Active 20 DOM
3. 2026-06-18
   price $94,900 Active 19 DOM
4. 2026-06-17
   days on market $97,500 Active 19 DOM
5. 2026-06-16
   days on market $97,500 Active 18 DOM
6. 2026-06-15
   days on market $97,500 Active 17 DOM
7. 2026-06-14
   days on market $97,500 Active 15 DOM
8. 2026-06-13
   days on market $97,500 Active 14 DOM
9. 2026-06-10
   days on market $97,500 Active 12 DOM
10. 2026-06-09
    days on market $97,500 Active 11 DOM
11. 2026-06-08
    days on market $97,500 Active 10 DOM
12. 2026-06-07
    days on market $97,500 Active 9 DOM
13. 2026-06-05
    days on market $97,500 Active 6 DOM
14. 2026-06-03
    days on market $97,500 Active 5 DOM
15. 2026-06-02
    days on market $97,500 Active 4 DOM
16. 2026-06-01
    days on market $97,500 Active 3 DOM
17. 2026-05-31
    days on market $97,500 Active 2 DOM
18. 2026-05-30
    days on marketlisting id $97,500 Active 1 DOM
19. 2026-05-01
    historical
20. 2026-05-01
    listed $99,900 Active 202-char remark
21. 2026-04-29
    price $99,900
22. 2026-04-23
    price $104,900
23. 2026-03-26
    listed $109,900 Active
24. 2007-10-16
    soldstatus $14,500
25. 2007-09-27
    historical
26. 2007-09-13
    listed $17,900
27. 2006-09-26
    listed $18,900
28. 2006-08-22
    historical
29. 2006-05-22
    listed $75,000
30. 2006-05-06
    historical
31. 2005-12-05
    listed $75,000
32. 2005-03-21
    soldstatus $75,000
33. 2004-12-01
    soldstatus $36,000
34. 2004-11-03
    historical
35. 2004-08-03
    listed $39,900
36. 2001-11-30
    soldstatus $75,500
37. 2001-06-21
    soldstatus $53,000
38. 2001-03-20
    listed $29,900
39. 1989-10-19
    soldstatus $9,112

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,269 · $106/mo
• Expected delta: +$211/yr (+$18/mo · 20.0%)

ⓘ 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: $13,434
• − Mortgage interest: −$5,316
• − Property taxes: −$1,058
• − Insurance: −$474
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,761
• Taxable income: $1,675
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $2,706/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): 9,067
• Household income: $47,305
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 444.0

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 (76%)
• Race & ethnicity: White 76% Black 16% Two or more races 6% Hispanic / Latino 1% Asian 1%
• Common ancestry: Italian 6% Lithuanian 4% Romanian 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -118.74%
• Current HPI: 177.4476
• 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

+941.5% since first listed

25 events — show timeline

• 2026-06-17 Price Changed $94,900 MLSNOW
• 2026-05-29 Listing Removed — MLSNOW
• 2026-05-29 Listed $97,500 MLSNOW
• 2026-05-27 Price Changed $97,500 MLSNOW
• 2026-05-01 Listing Removed — MLSNOW
• 2026-05-01 Listed $99,900 MLSNOW
• 2026-04-29 Price Changed $99,900 MLSNOW
• 2026-04-23 Price Changed $104,900 MLSNOW
• 2026-03-26 Listed $109,900 MLSNOW
• 2007-10-16 Sold (MLS) $14,500 MLSNOW
• 2007-09-27 Listing Removed — MLSNOW
• 2007-09-13 Listed $17,900 MLSNOW
• 2006-09-26 Listed $18,900 MLSNOW
• 2006-08-22 Listing Removed — MLSNOW
• 2006-05-22 Listed $75,000 MLSNOW
• 2006-05-06 Listing Removed — MLSNOW
• 2005-12-05 Listed $75,000 MLSNOW
• 2005-03-21 Sold (Public Records) $75,000 Public Records
• 2004-12-01 Sold (MLS) $36,000 MLSNOW
• 2004-11-03 Listing Removed — MLSNOW
• 2004-08-03 Listed $39,900 MLSNOW
• 2001-11-30 Sold (Public Records) $75,500 Public Records
• 2001-06-21 Sold (Public Records) $53,000 Public Records
• 2001-03-20 Listed $29,900 MLSNOW
• 1989-10-19 Sold (Public Records) $9,112 Public Records

Property tax history

+9.3%/yr

Latest (2024): $1,058 · +15.4% YoY. Source: county tax records.