1135 16th St NW · Canton, OH 44703

$114,900

3 bd · 2.0 ba · 2,010 sqft · MultiFamily public records · 38 Days on market

Built 1916 3,149 sqft lot $57/sqft · 8% below area Est $125k · 8% 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 +30.0/30.0
• ARV discount +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Cash flow day 1! Gross rent of $1,355/mo. Landlord pays water/sewer/trash. Tenants pay all other utilities. First floor unit is 1 bedroom 1 bath. Upper unit is 2 bedrooms 1 bathroom. Upper unit has in-unit laundry. Lower unit has access to laundry in basement. Convenient to everything Canton has to offer and to Rt 77.

Key facts

• In unit laundry
• 3,149 sq ft lot
• 2 parking spots

Tags

• IN UNIT LAUNDRY
• ACCESS TO LAUNDRY IN BASEMENT

Property features AI

Finance

• Other: Annual tax amount reported: $948 (2024)
• Financial info: Gross income reported: $1,355; Unit rents: One-bedroom unit $625 (leased through July 31, 2026); Two-bedroom unit $730 (leased through May 10, 2027)

Exterior

• Parking: Attached carport; Two carport spaces
• Utilities: Public water; Public sewer
• Home design: Multi-unit building (1 building)
• Construction: Shingle roof; Year built per public records
• Exterior features: Aluminum siding

Interior

• Bedrooms: Two-bedroom units on the 2nd and 3rd floors; One-bedroom unit on the 1st floor
• Bathrooms: Two full bathrooms total (unit-level bathrooms listed below); Each unit has one bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: Gibbs Elementary School (math 17% / reading 22%, grade F, #1,293 of 1,584 statewide, top 83%, 329 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 rising fast (+4.6%/yr); 31 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• At $1,596/mo this rent would consume 60% of the median local household income ($32k/yr) (locally 644% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 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 + 4.6% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 30y 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 $65k; list at $115k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — 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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.82%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (median comp): $125,004
• List price: $114,900
• Delta: -8.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 19th St NW	0.18mi	2/2.0 (-1)	1,962 (-2%)	6mo	$160,500	$82	78
1248 18th St NW	0.14mi	3/2.0	1,872 (-7%)	17mo	$105,000	$56	68
2112 Iris Ct NW	0.42mi	4/2.0 (+1)	2,208 (+10%)	1mo	$120,000	$54	58
1324-1326 Shorb Ave NW	0.35mi	2/2.0 (-1)	1,872 (-7%)	12mo	$43,000	$23	58
1814 Woodland Ave NW	0.29mi	4/2.0 (+1)	2,232 (+11%)	9mo	$150,000	$67	55
1117-1119 18th St NW	0.13mi	4/2.0 (+1)	1,768 (-12%)	20mo	$131,000	$74	52
1301 Fulton Rd NW	0.38mi	3/1.5	1,828 (-9%)	21mo	$42,550	$23	48
949 Fulton Rd NW	0.61mi	3/3.0	1,868 (-7%)	12mo	$95,000	$51	46
907 14th St NW	0.28mi	4/2.0 (+1)	1,740 (-13%)	19mo	$51,000	$29	44

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.55×
• Total profit: $17,837
• Equity at exit: $17,132

10-year hold

• IRR: 23.6%
• Equity multiple: 3.18×
• Total profit: $70,188
• Equity at exit: $9,934

Cash invested: $32,172 (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 44703

• Home prices YoY: -20.5%
• Rents YoY: 4.6%
• Active inventory: 31
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$603
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $531

Break-even live

Break-even rent $923

Max offer price $114,900

Occupancy floor 62%

Sensitivity live

Price	-10% $596	-5% $564	+0% $531	+5% $499	+10% $466
Rent	-10% $405	-5% $468	+0% $531	+5% $594	+10% $657
Rate	-1.0pp $589	-0.5pp $561	base $531	+0.5pp $502	+1.0pp $471

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$736
1× unit	2	1	$860
Total (2 units)			$1,596

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	45d	1	0.78mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	45d	1	0.80mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	23d	1	1.12mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	23d	1	1.20mi
3034 12th St NW Canton, OH	2.0	1.0	1724	$1,125	$0.65	23d	1	1.34mi

Listing history 50 events

1. 2026-06-21
   days on market $114,900 Active 38 DOM
2. 2026-06-18
   days on market $114,900 Active 35 DOM
3. 2026-06-17
   days on market $114,900 Active 34 DOM
4. 2026-06-16
   days on market $114,900 Active 33 DOM
5. 2026-06-15
   days on market $114,900 Active 32 DOM
6. 2026-06-14
   days on market $114,900 Active 30 DOM
7. 2026-06-13
   days on market $114,900 Active 29 DOM
8. 2026-06-10
   days on market $114,900 Active 27 DOM
9. 2026-06-09
   days on market $114,900 Active 26 DOM
10. 2026-06-08
    days on market $114,900 Active 25 DOM
11. 2026-06-07
    days on market $114,900 Active 24 DOM
12. 2026-06-05
    days on market $114,900 Active 21 DOM
13. 2026-06-03
    days on market $114,900 Active 20 DOM
14. 2026-06-02
    days on market $114,900 Active 19 DOM
15. 2026-06-01
    days on market $114,900 Active 18 DOM
16. 2026-05-31
    days on market $114,900 Active 17 DOM
17. 2026-05-30
    days on market $114,900 Active 16 DOM
18. 2026-05-14
    historical $790
19. 2026-05-14
    listed $114,900 Active 320-char remark
20. 2026-05-13
    historical
21. 2026-04-16
    listed $790
22. 2026-04-16
    historical $790
23. 2026-03-19
    price $790
24. 2026-03-13
    price $840
25. 2026-01-08
    price $114,900
26. 2025-12-16
    listed $990
27. 2025-12-01
    price $119,900
28. 2025-10-23
    listed $129,000 Active
29. 2023-08-26
    price $69,900
30. 2021-03-26
    soldstatus $65,000
31. 2021-03-25
    soldstatus $65,000 Closed
32. 2021-02-22
    status Pending
33. 2021-01-29
    price $60,900
34. 2020-12-13
    listed $64,900 Active
35. 2020-11-02
    price $69,900
36. 2020-08-25
    price $69,900
37. 2014-02-12
    price $69,900
38. 2004-09-30
    historical
39. 2004-04-29
    listed $79,800
40. 2001-08-10
    soldstatus $63,500
41. 2001-07-31
    historical
42. 2001-05-01
    historical
43. 2001-03-02
    listed $69,900
44. 2001-01-31
    historical
45. 2000-10-30
    listed $74,900
46. 2000-09-15
    listed $72,900
47. 2000-08-31
    historical
48. 2000-05-03
    listed $75,900
49. 1998-05-01
    soldstatus $68,000
50. 1998-04-30
    price $74,900

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$422/yr (+$35/mo · 44.5%)

ⓘ 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: $19,152
• − Mortgage interest: −$6,436
• − Property taxes: −$948
• − Insurance: −$574
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$3,343
• Taxable income: $4,786
• Est. tax owed @ 24.0%: −$1,149
• After-tax cash flow: $5,228/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): 8,070
• Household income: $31,957
• Rent vs Own: 67.2% rent · 32.8% own
• Severe rent burden: 644.0

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 0.62)
• Race & ethnicity: White 58% Two or more races 19% Black 19% Hispanic / Latino 8% Pacific Islander 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Italian 15% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada

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: ▼ -56.64%
• Current HPI: 220.0551
• Rent YoY: ▲ 4.61%
• 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

+170.4% since first listed

39 events — show timeline

• 2026-05-14 Rental Removed $790 BUILDIUM
• 2026-05-14 Listed $114,900 MLSNOW
• 2026-05-13 Listing Removed — MLSNOW
• 2026-04-16 Listed for Rent $790 BUILDIUM
• 2026-04-16 Rental Removed $790 BUILDIUM
• 2026-03-19 Price Changed $790 BUILDIUM
• 2026-03-13 Price Changed $840 BUILDIUM
• 2026-01-08 Price Changed $114,900 MLSNOW
• 2025-12-16 Listed for Rent $990 BUILDIUM
• 2025-12-01 Price Changed $119,900 MLSNOW
• 2025-10-23 Listed $129,000 MLSNOW
• 2023-08-26 Price Changed $69,900 MLSNOW
• 2021-03-26 Sold (Public Records) $65,000 Public Records
• 2021-03-25 Sold (MLS) $65,000 MLSNOW
• 2021-02-22 Pending — MLSNOW
• 2021-01-29 Price Changed $60,900 MLSNOW
• 2020-12-13 Listed $64,900 MLSNOW
• 2020-11-02 Price Changed $69,900 MLSNOW
• 2020-08-25 Price Changed $69,900 MLSNOW
• 2014-02-12 Price Changed $69,900 MLSNOW
• 2004-09-30 Listing Removed — MLSNOW
• 2004-04-29 Listed $79,800 MLSNOW
• 2001-08-10 Sold (Public Records) $63,500 Public Records
• 2001-07-31 Listing Removed — MLSNOW
• 2001-05-01 Listing Removed — MLSNOW
• 2001-03-02 Listed $69,900 MLSNOW
• 2001-01-31 Listing Removed — MLSNOW
• 2000-10-30 Listed $74,900 MLSNOW
• 2000-09-15 Listed $72,900 MLSNOW
• 2000-08-31 Listing Removed — MLSNOW
• 2000-05-03 Listed $75,900 MLSNOW
• 1998-05-01 Sold (Public Records) $68,000 Public Records
• 1998-04-30 Price Changed $74,900 MLSNOW
• 1998-04-30 Price Changed $74,900 MLSNOW
• 1998-04-30 Price Changed $74,900 MLSNOW
• 1996-11-18 Sold (Public Records) $41,200 Public Records
• 1996-10-13 Listed $42,500 MLSNOW
• 1996-09-16 Listing Removed — MLSNOW
• 1996-03-16 Listed $42,500 MLSNOW

Property tax history

+7.4%/yr

Latest (2024): $948 · +33.2% YoY. Source: county tax records.