4800 Suzette Ave NW · Canal Fulton, OH 44647

$265,000

4 bd · 2.5 ba · 1,446 sqft · SingleFamily public records · 4 Days on market

Built 1967 0.56 ac lot Est $296k · 11% under

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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 +20.6/30.0
• ARV discount +12.3/15.0
• Schools +6.7/10.0
• DSCR +6.6/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity is knocking! This classic brick ranch sits on a quiet corner lot spanning more than half an acre in Jackson Local Schools. Offering 3 bedrooms and 2.5 baths, the home features a spacious primary suite, a walk-in pantry, and a versatile lower-level bonus room that could easily serve as a fourth bedroom, home office, or hobby space. With solid bones, generous living space, and a premium setting, this property provides the perfect canvas for buyers looking to add their own style and build equity. Whether you're seeking room to grow or envisioning your next renovation project, the possibilities here are endless. The roof, HVAC, sliding French Door, and hot water tank have all been r

Key facts

• Hvac replaced
• Corner lot
• Roof replaced

Tags

• BRICK RANCH
• CORNER LOT
• WALK-IN PANTRY
• LOWER-LEVEL BONUS ROOM
• ROOF REPLACED
• HVAC REPLACED

Property features AI

Exterior

• Parking: 2-car garage; Concrete driveway; Garage faces side
• Utilities: Well water; Septic tank
• Home design: Single-story home; Brick construction; Block foundation; Asphalt fiberglass roof
• Construction: Built (year source: public records)
• Exterior features: Corner lot; Has a view

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Water softener
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms; One half bathroom (three main-level bathrooms total)
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Partially finished basement with sump pump; One fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).

Location & tenants

• Location reads 73/100 on livability (#350 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: employment D, amenities F, commute F.
• Jackson Local (suburban): math 75% / reading 78% proficiency, ranked #67 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 102 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• At $2,716/mo this rent would consume 49% of the median local household income ($67k/yr) (locally 231% 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 $2k of loan paydown is wiped out by about $8k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $265,000

Questions for the listing agent

1. Built in 1967 — 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: 1.03% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $296,430
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4428 Trail Head Cir NW	0.41mi	3/3.0 (-1)	1,511 (+4%)	6mo	$310,000	$205	62
4611 Suzette Ave NW	0.19mi	3/2.5 (-1)	1,260 (-13%)	12mo	$215,000	$171	54
9060 Beatty St NW	0.23mi	3/1.0 (-1)	1,315 (-9%)	15mo	$220,000	$167	51
8861 Gladys St NW	0.58mi	3/1.5 (-1)	1,300 (-10%)	2mo	$274,900	$211	45

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-20,262
• Equity at exit: $39,512

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $11,603
• Equity at exit: $22,912

Cash invested: $74,200 (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 44647

• Active inventory: 102
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,716 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$290 /mo · $3,479/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $356

Break-even live

Break-even rent $2,266

Max offer price $265,000

Occupancy floor 82%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4544 Erie Ave NW Unit 1496113P Canal Fulton, OH	3.0	1.0	936	$5,018	$5.36	13d	1	0.89mi
8274 Traphagen St NW Massillon, OH	1.0–3.0	1.0–2.0	1041	$1,400	$1.34	13d	1	1.40mi

Listing history 4 events

1. 2026-06-15
   statusdays on market $265,000 Pending 4 DOM
2. 2026-06-14
   days on market $265,000 Active 3 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $265,000 Active 2 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: $3,479 · $290/mo
• Projected year-2 tax: $3,807 · $317/mo
• Expected delta: +$327/yr (+$27/mo · 9.4%)

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,596
• − Mortgage interest: −$14,844
• − Property taxes: −$3,479
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,608
• − Management: −$2,608
• − Depreciation: −$7,709
• Taxable income: $23
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $4,265/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: Jackson Local
• NCES district ID: 3904985
• Math proficiency: 75% ▼ -9.00%
• Reading proficiency: 78% ▼ -5.00%
• Median HH income: $69,171
• Composite: 66.58/100
• National rank: #416
• State rank: #67 of 656 in OH

Livability — Canal Fulton

• Score: 73/100
• State rank: #350
• US rank: #5666

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stark County · 272,865 people
• City population: 13,088
• Metro: Canton-Massillon, OH
• Population (ZIP): 18,117
• Household income: $67,140
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 231.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Arabic 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: ▼ -163.61%
• Current HPI: 207.6115
• 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

1 event — show timeline

• 2026-06-10 Listed $265,000 MLSNOW

Property tax history

+5.6%/yr

Latest (2024): $3,479 · +34.8% YoY. Source: county tax records.