2313 Bollinger Ave NE · Canton, OH 44705

$124,900

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 12 Days on market

Built 1950 6,499 sqft lot Est $109k · 15% over

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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 +16.3/30.0
• DSCR +5.1/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.7/10.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this fantastic opportunity! This well-maintained 2-bedroom, 1-bathroom ranch home offers comfortable living. Step inside to find an updated kitchen featuring laminate counters and laminate flooring, with a stove and refrigerator included. The cozy living room area boasts a gas fireplace, perfect for those chilly Ohio evenings. The updated bathroom features a tub/shower kit with storage. Down the hall are two bedrooms with carpet and closet space. The real showstopper? A detached 2.5-car garage — ideal for the hobbyist, car enthusiast, or anyone needing extra storage or workspace. Out back, enjoy a private yard and a beautiful Trex-covered deck with an overhang, perfect for

Key facts

• Trex-covered deck
• Gas fireplace
• Private yard

Tags

• UPDATED KITCHEN
• GAS FIREPLACE
• DETACHED GARAGE
• PRIVATE YARD
• TREX-COVERED DECK
• HIGHWAY ACCESS

Property features AI

Exterior

• Parking: Detached oversized paved driveway and garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story home; Slab foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered patio/porch; Deck; Patio

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Gas fireplace in the living room (1 fireplace)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $70 ($836/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 $107k (14.2% below list).
• Recommended offer: $107k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,158 (14.2% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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: 0.86% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $108,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2102 Endrow Ave NE	0.16mi	3/1.0 (+1)	850 (0%)	2mo	$102,500	$121	86
2414 Endrow Ave NE	0.10mi	3/1.0 (+1)	850 (0%)	13mo	$114,296	$134	80
2408 21st St NE	0.68mi	2/1.0	840 (-1%)	2mo	$110,000	$131	64
2602 Fletcher Ave NE	0.43mi	2/1.0	888 (+4%)	10mo	$115,000	$130	64
1918 Midway Ave NE	0.28mi	3/1.0 (+1)	864 (+2%)	19mo	$117,500	$136	63
2808 Kirby Ave NE	0.68mi	2/2.0	835 (-2%)	3mo	$127,000	$152	59
2526 Harmont Ave NE	0.16mi	3/1.0 (+1)	936 (+10%)	15mo	$118,500	$127	58
2539 Indiana Way NE	0.70mi	2/1.0	840 (-1%)	14mo	$80,000	$95	53
2550 Ellis Ave NE	0.52mi	2/2.0	908 (+7%)	9mo	$80,000	$88	53
2634 Kirby Ave NE	0.60mi	2/1.0	908 (+7%)	15mo	$116,000	$128	48
2333 23rd St NE	0.74mi	3/1.0 (+1)	932 (+10%)	9mo	$66,000	$71	37
2730 Richmond Ave NE	0.71mi	3/1.5 (+1)	936 (+10%)	15mo	$117,900	$126	31

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: -15.7%
• Equity multiple: 0.46×
• Total profit: $-18,981
• Equity at exit: $18,623

10-year hold

• IRR: -12.8%
• Equity multiple: 0.34×
• Total profit: $-23,104
• Equity at exit: $10,799

Cash invested: $34,972 (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 44705

• Rents YoY: -0.2%
• Active inventory: 71
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $70

Break-even live

Break-even rent $983

Max offer price $124,900

Occupancy floor 88%

Sensitivity live

Price	-10% $140	-5% $105	+0% $70	+5% $34	+10% $-1
Rent	-10% $-15	-5% $27	+0% $70	+5% $112	+10% $154
Rate	-1.0pp $133	-0.5pp $101	base $70	+0.5pp $37	+1.0pp $4

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: $31,225
• Closing costs: $3,747
• 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	15d	1	0.10mi
2103 Willowrow Ave NE Canton, OH	3.0	1.0	850	$1,000	$1.18	15d	1	0.10mi
1908 Taft Ave NE Canton, OH	2.0	1.0	633	$925	$1.46	45d	1	0.74mi

Listing history 9 events

1. 2026-06-21
   days on market $124,900 Active 12 DOM
2. 2026-06-18
   days on market $124,900 Active 9 DOM
3. 2026-06-17
   days on market $124,900 Active 8 DOM
4. 2026-06-16
   days on market $124,900 Active 7 DOM
5. 2026-06-15
   days on market $124,900 Active 6 DOM
6. 2026-06-14
   days on market $124,900 Active 4 DOM
7. 2026-06-13
   days on market $124,900 Active 3 DOM
8. 2026-06-10
   remarks 693-char remark
9. 2026-06-10
   listed $124,900 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: $839 · $70/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$555/yr (+$46/mo · 66.2%)

ⓘ 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: $12,859
• − Mortgage interest: −$6,996
• − Property taxes: −$839
• − Insurance: −$624
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$3,633
• Taxable loss: −$1,291
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $1,146/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

1 event — show timeline

• 2026-06-09 Listed $124,900 MLSNOW

Property tax history

+0.4%/yr

Latest (2024): $839 · +5.9% YoY. Source: county tax records.