1023 Applegrove St NW · North Canton, OH 44720

$130,000

3 bd · 2.0 ba · 1,212 sqft · SingleFamily public records · 9 Days on market

Built 1907 0.59 ac lot $107/sqft · 39% below area Est $213k · 39% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• Schools +6.7/10.0
• 1% rule +6.0/10.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in a prime North Canton location! This 4-bedroom, 2-bath home offers endless potential and is ready for your personal touch. The 45x39 garage provides ample space for vehicles, equipment, or a dream workshop. Located in North Canton schools, this property is perfect for homeowners or investors. Bring your contrator and take a look!

Key facts

• North canton schools
• 45x39 garage
• 0.59 acre lot

Tags

• NORTH CANTON LOCATION
• 45X39 GARAGE
• NORTH CANTON SCHOOLS

Property features AI

Exterior

• Parking: Attached garage with 3 spaces
• Utilities: Public water; Public sewer
• Home design: Fixer condition; Slate roof
• Construction: Wood siding construction; Slate roof
• Exterior features: Wood siding; Lot approximately 0.59 acres

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Unfinished basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.3% vs local median 4.1% in North 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 85/100 on livability (#44 in OH, #598 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities D-, commute F.
• North Canton City (suburban): math 77% / reading 79% proficiency, ranked #64 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 226 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $899 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $68k; list at $130k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1907 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.10% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 7.5

CMA / ARV

• ARV (median comp): $213,308
• List price: $130,000
• Delta: -39.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1275 Janet Ave NW	0.12mi	2/1.5 (-1)	1,354 (+12%)	8mo	$233,500	$172	61
401 9th St NW	0.65mi	3/2.0	1,200 (-1%)	12mo	$233,000	$194	58
1120 Janet Ave NW	0.22mi	3/2.0	1,324 (+9%)	23mo	$185,000	$140	55
608 Werstler Ave NW	0.62mi	3/1.0	1,260 (+4%)	6mo	$197,500	$157	55
1232 Valley Dr NW	0.72mi	3/2.0	1,239 (+2%)	10mo	$219,900	$177	54
804 Werstler Ave NW	0.55mi	3/1.0	1,260 (+4%)	24mo	$200,000	$159	44
519 Emerson Ave NW	0.59mi	3/2.0	1,305 (+8%)	20mo	$220,000	$169	43
950 Werstler Ave NW	0.51mi	3/2.5	1,326 (+9%)	23mo	$250,000	$189	39
1314 Valley Dr NW	0.68mi	3/1.0	1,080 (-11%)	17mo	$200,000	$185	32

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.72×
• Total profit: $-10,227
• Equity at exit: $19,383

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-2,993
• Equity at exit: $11,240

Cash invested: $36,400 (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 44720

• Rents YoY: 0.8%
• Active inventory: 226
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$682
• Tax from tax record: −$180 /mo · $2,156/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $218

Break-even live

Break-even rent $1,159

Max offer price $130,000

Occupancy floor 80%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1303 N Main St North Canton, OH	2.0	2.0	1000	$1,415	$1.42	43d	1	0.54mi
1113 N Main St North Canton, OH	2.0	1.0	565	$1,090	$1.93	43d	1	0.56mi
415 Sheraton Dr NW Unit 415 North Canton, OH	2.0	1.5	1200	$1,269	$1.06	13d	1	0.70mi
407 Sheraton Dr NW Unit 407 North Canton, OH	2.0	1.5	1200	$1,269	$1.06	13d	1	0.72mi
171 Applegrove St NE North Canton, OH	1.0–2.0	1.0–2.0	1100	$1,590	$1.45	43d	1	0.75mi
285 Wilbur Dr NE North Canton, OH	1.0–2.0	1.0	908	$1,230	$1.35	43d	1	0.80mi
4640 Applegrove St NW North Canton, OH	2.0	1.5	1000	$1,199	$1.20	43d	1	0.88mi
1101 W Maple St Unit 4 Canton, OH	2.0	1.0	800	$1,099	$1.37	13d	1	0.98mi
1105 W Maple St Unit 1105-5 North Canton, OH	2.0	1.0	800	$1,099	$1.37	20d	1	0.99mi
3617 Mount Pleasant St NW Unit 3617 North Canton, OH	3.0	1.5	1310	$1,350	$1.03	43d	1	1.08mi
8523 Pleasantwood Ave NW North Canton, OH	2.0	1.5	1200	$1,300	$1.08	43d	1	1.19mi
999999 Applegrove St North Canton, OH	2.0	2.0	1100	$1,682	$1.53	43d	1	1.24mi
343 Pershing Ave NE North Canton, OH	2.0	1.0	1000	$1,099	$1.10	20d	1	1.38mi
327 Pershing Ave NE Unit 327 North Canton, OH	2.0	1.0	800	$1,099	$1.37	13d	1	1.41mi

Listing history 5 events

1. 2026-05-11
   listed $130,000 Active 352-char remark
2. 2014-02-12
   historical
3. 2013-10-11
   listed $169,900
4. 1993-02-05
   soldstatus $68,400
5. 1992-07-24
   soldstatus $55,000

ⓘ 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: $2,156 · $180/mo
• Projected year-2 tax: $2,156 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,220
• − Mortgage interest: −$7,282
• − Property taxes: −$2,156
• − Insurance: −$650
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$3,782
• Taxable income: $594
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $2,474/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: North Canton City
• NCES district ID: 3904450
• Math proficiency: 77% ▼ -6.00%
• Reading proficiency: 79% ▼ -4.00%
• Median HH income: $59,644
• Composite: 66.92/100
• National rank: #400
• State rank: #64 of 656 in OH

Livability — North Canton

• Score: 85/100
• State rank: #44
• US rank: #598

Category grades

Amenities D- 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

• Census place: North Canton, OH
• County: Stark County · 272,865 people
• City population: 39,851
• Metro: Canton-Massillon, OH
• Population (ZIP): 39,851
• Household income: $82,594
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1068.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2% Asian 2%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -218.69%
• Current HPI: 215.4995
• Rent YoY: ▲ 0.82%
• 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

+136.4% since first listed

6 events — show timeline

• 2026-05-20 Pending — MLSNOW
• 2026-05-11 Listed $130,000 MLSNOW
• 2014-02-12 Listing Removed — MLSNOW
• 2013-10-11 Listed $169,900 MLSNOW
• 1993-02-05 Sold (Public Records) $68,400 Public Records
• 1992-07-24 Sold (Public Records) $55,000 Public Records

Property tax history

+3.5%/yr

Latest (2024): $2,156 · +23.0% YoY. Source: county tax records.