462 Fenton Ave NE · Canton, OH 44704

$79,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 10 Days on market

Built 1948 8,799 sqft lot $119/sqft · 34% above area Est $60k · 34% 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 +15.8/30.0
• Appreciation +8.1/10.0
• DSCR +4.9/10.0
• 1% rule +3.7/10.0
• 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

Listing remarks

Welcome to this charming bungalow offering comfortable one-floor living with thoughtful updates throughout! A covered front porch sets the tone, with additional steps leading up to the enclosed sunroom featuring a sliding door and a cozy spot to enjoy morning coffee or extra flex space. Inside, the living room offers carpet, a ceiling fan, and classic arched doorways that add character to the home. The kitchen features vinyl/LVT flooring and convenient access to the front driveway. Down the hall, you’ll find two carpeted bedrooms and an updated full bathroom with a tub/shower combination, tile surround, and glass block window. Recent improvements provide added peace of mind, including

Key facts

• Covered front porch
• Enclosed sunroom
• Newer windows

Tags

• COVERED FRONT PORCH
• ENCLOSED SUNROOM
• UPDATED FULL BATHROOM
• FENCED BACKYARD
• DETACHED GARAGE
• NEWER WINDOWS

Property features AI

Finance

• Financial info: Annual property tax reported

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Brick construction; Asphalt/fiberglass roof
• Construction: Brick exterior; Asphalt/fiberglass roof
• Exterior features: Front porch; Outbuilding/storage; Full chain-link backyard fence

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $37 ($441/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 $70k (12.6% below list).
• Recommended offer: $70k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Stephanie Rushin Patrick Elementary School (390 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: 20 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($552 loan paydown + $5k appreciation (6.2% local appreciation)).
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,802 (12.6% below list)

Questions for the listing agent

1. Built in 1948 — 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: 0.87% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (median comp): $59,699
• List price: $79,900
• Delta: 33.84%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
462 Fenton Ave NE	0.00mi	2/1.0	672 (0%)	0mo	$74,000	$110	100
415 Gobel Ave NE	0.15mi	2/1.0	656 (-2%)	23mo	$35,500	$54	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.17×
• Total profit: $26,199
• Equity at exit: $51,083

10-year hold

• IRR: 17.0%
• Equity multiple: 4.35×
• Total profit: $74,999
• Equity at exit: $93,383

Cash invested: $22,372 (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 44704

• Home prices YoY: 7.2%
• Active inventory: 20
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $698 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $37

Break-even live

Break-even rent $652

Max offer price $79,900

Occupancy floor 90%

Sensitivity live

Price	-10% $82	-5% $59	+0% $37	+5% $14	+10% $-9
Rent	-10% $-18	-5% $9	+0% $37	+5% $64	+10% $92
Rate	-1.0pp $77	-0.5pp $57	base $37	+0.5pp $16	+1.0pp $-5

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1721 3rd St SE #2 Canton, OH	1.0	1.0	677	$595	$0.88	15d	1	0.71mi
1908 Taft Ave NE Canton, OH	2.0	1.0	633	$925	$1.46	45d	1	1.48mi

Listing history 10 events

1. 2026-05-14
   status Pending 1092-char remark
2. 2026-05-04
   listed $79,900 Active 1092-char remark
3. 2006-08-04
   historical
4. 2006-05-04
   listed $55,900
5. 2006-05-02
   historical
6. 2005-11-02
   listed $57,500
7. 2005-10-06
   historical
8. 2005-06-06
   listed $59,500
9. 2002-11-11
   historical
10. 2002-07-12
    listed $52,900

ⓘ 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: $749 · $62/mo
• Projected year-2 tax: $998 · $83/mo
• Expected delta: +$249/yr (+$21/mo · 33.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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: $8,376
• − Mortgage interest: −$4,476
• − Property taxes: −$749
• − Insurance: −$400
• − Repairs & maintenance: −$670
• − Management: −$670
• − Depreciation: −$2,324
• Taxable loss: −$912
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $660/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 · 366,688 people
• City population: 103,614
• Metro: Canton-Massillon, OH
• Population (ZIP): 3,583
• Household income: $34,063
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 10.1

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 0.56)
• Race & ethnicity: Black 58% White 33% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Hispanic 3% Romanian 1% Polish 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: ▲ 6.17%
• Current HPI: 91.3426
• Rent YoY: —
• Metro: —
• 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

+51.0% since first listed

10 events — show timeline

• 2026-05-14 Pending — MLSNOW
• 2026-05-04 Listed $79,900 MLSNOW
• 2006-08-04 Listing Removed — MLSNOW
• 2006-05-04 Listed $55,900 MLSNOW
• 2006-05-02 Listing Removed — MLSNOW
• 2005-11-02 Listed $57,500 MLSNOW
• 2005-10-06 Listing Removed — MLSNOW
• 2005-06-06 Listed $59,500 MLSNOW
• 2002-11-11 Listing Removed — MLSNOW
• 2002-07-12 Listed $52,900 MLSNOW

Property tax history

-1.0%/yr

Latest (2024): $749 · -20.1% YoY. Source: county tax records.