2310 Harmon St NE · Canton, OH 44705

$124,900

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 31 Days on market

Built 1950 4,229 sqft lot Est $113k · 10% 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 +13.6/30.0
• Schools +5.5/10.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 2-bedroom, 1-bath home located in the heart of Canton with convenient access to Route 62 and an abundance of nearby shopping and dining. This home has been completely renovated, including a professionally added and Plain Township-approved second floor. The main level features luxury vinyl plank flooring throughout and an open-concept living, dining, and kitchen area that’s perfect for entertaining. A fully remodeled bathroom and spacious first-floor bedroom complete the main level. Upstairs, you’ll find a large second bedroom with a walk-in closet. Step outside to enjoy the fully fenced backyard, ideal for relaxing summer evenings, along with a spacious 12&rs

Key facts

• Walk-in closet
• Updated home
• 4,229 sq ft lot

Tags

• UPDATED HOME
• LUXURY VINYL PLANK FLOORING
• FULLY REMODELED BATHROOM
• WALK-IN CLOSET
• FULLY FENCED BACKYARD
• SPACIOUS STORAGE SHED

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story property; Faces north; Block foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Front porch; Backyard fencing; Shed(s); City lot; Property has a view; Updated/remodeled condition

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: One bedroom on the main level; One bedroom on the second level
• Flooring: Carpet in one bedroom
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (gas); Ceiling fan(s) provide cooling/air circulation
• Interior features: Ceiling fan(s); Full 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 $125k.

Deal economics

• At list price, monthly cash flow is $7 ($86/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 $100k (20.3% below list).
• Recommended offer: $100k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.9% in Canton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Plain Local (suburban): math 61% / reading 69% proficiency, ranked #216 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Frazer Elementary School (math 87% / reading 72%, grade A, #173 of 1,584 statewide, top 12%, 290 students, 51% FRL); Oakwood Middle School (math 58% / reading 66%, grade B+, #242 of 654 statewide, top 38%, 940 students, 43% FRL); Glenoak High School (math 29% / reading 69%, grade D, #422 of 781 statewide, top 54%, 2,067 students, 37% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 71 active listings in the ZIP; 7 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

• It's been on market 31 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $17k; list at $125k implies a 635% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,572 (20.3% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $113,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2333 23rd St NE	0.19mi	3/1.0 (+1)	932 (-0%)	9mo	$66,000	$71	78
2220 Harrisburg Rd NE	0.28mi	2/1.0	908 (-3%)	7mo	$124,000	$137	76
2315 Maple Ave NE	0.50mi	2/1.0	924 (-1%)	4mo	$102,500	$111	72
2408 21st St NE	0.33mi	2/1.0	840 (-10%)	2mo	$110,000	$131	66
2656 22nd St NE	0.49mi	3/1.0 (+1)	1,008 (+8%)	1mo	$25,000	$25	58
1607 20th St NE	0.65mi	3/1.0 (+1)	908 (-3%)	5mo	$126,000	$139	56
1909 Gridley Ave NE	0.55mi	3/1.0 (+1)	1,008 (+8%)	7mo	$115,000	$114	51
2735 19th St NE	0.65mi	3/1.0 (+1)	1,008 (+8%)	2mo	$84,000	$83	50
2005 17th St NE	0.63mi	3/1.0 (+1)	1,040 (+11%)	1mo	$144,100	$139	46
2715 19th St NE	0.63mi	3/1.0 (+1)	1,008 (+8%)	8mo	$107,500	$107	46
1417 Colonial Blvd NE	0.68mi	2/1.0	832 (-11%)	8mo	$110,000	$132	43
2102 Endrow Ave NE	0.75mi	3/1.0 (+1)	850 (-9%)	2mo	$102,500	$121	43

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-22,736
• Equity at exit: $18,623

10-year hold

• IRR: -18.5%
• Equity multiple: 0.12×
• Total profit: $-30,635
• 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: 10.5×

Monthly cashflow live

• Estimated rent: $996 high
• Mortgage (P&I): −$655
• Tax from tax record: −$72 /mo · $869/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $7

Break-even live

Break-even rent $987

Max offer price $124,900

Occupancy floor 94%

Sensitivity live

Price	-10% $78	-5% $43	+0% $7	+5% $-28	+10% $-64
Rent	-10% $-71	-5% $-32	+0% $7	+5% $47	+10% $86
Rate	-1.0pp $70	-0.5pp $39	base $7	+0.5pp $-25	+1.0pp $-58

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Taft Ave NE Canton, OH	2.0	1.0	633	$925	$1.46	45d	1	0.38mi
2103 Willowrow Ave NE Canton, OH	3.0	1.0	850	$1,000	$1.18	15d	1	0.76mi
2321 Harmont Ave NE Canton, OH	2.0	1.0	800	$1,200	$1.50	15d	1	0.84mi
1524 Parkhill Pl NE Canton, OH	3.0	1.0	856	$995	$1.16	45d	1	1.08mi
1807 Spring Ave NE Canton, OH	1.0–2.0	1.0	555	$770	$1.39	15d	1	1.22mi
1629 Spring Ave NE Unit Na Canton, OH	2.0	1.0	1100	$836	$0.76	23d	1	1.29mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	15d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   status $124,900 Pending 31 DOM
2. 2026-06-18
   days on market $124,900 Active 31 DOM
3. 2026-06-17
   days on market $124,900 Active 30 DOM
4. 2026-06-16
   days on market $124,900 Active 29 DOM
5. 2026-06-15
   days on market $124,900 Active 28 DOM
6. 2026-06-14
   days on market $124,900 Active 26 DOM
7. 2026-06-13
   days on market $124,900 Active 25 DOM
8. 2026-06-10
   days on market $124,900 Active 23 DOM
9. 2026-06-09
   days on market $124,900 Active 22 DOM
10. 2026-06-08
    days on market $124,900 Active 21 DOM
11. 2026-06-07
    days on market $124,900 Active 20 DOM
12. 2026-06-05
    days on market $124,900 Active 17 DOM
13. 2026-06-03
    days on market $124,900 Active 16 DOM
14. 2026-06-02
    days on market $124,900 Active 15 DOM
15. 2026-06-01
    days on market $124,900 Active 14 DOM
16. 2026-05-31
    days on market $124,900 Active 13 DOM
17. 2026-05-30
    days on market $124,900 Active 12 DOM
18. 2026-05-18
    listed $124,900 Active
19. 2024-12-31
    historical
20. 2024-09-19
    price $119,900
21. 2024-08-19
    listed $124,900 Active
22. 1991-01-17
    soldstatus $17,000
23. 1987-01-27
    soldstatus $11,700

ⓘ 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: $869 · $72/mo
• Projected year-2 tax: $1,409 · $117/mo
• Expected delta: +$540/yr (+$45/mo · 62.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 51% 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: $11,949
• − Mortgage interest: −$6,996
• − Property taxes: −$869
• − Insurance: −$624
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$3,633
• Taxable loss: −$2,086
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $587/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: Plain Local
• NCES district ID: 3904993
• Math proficiency: 61% ▼ -13.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $48,337
• Composite: 55.04/100
• National rank: #1293
• State rank: #216 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

• 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

+967.5% since first listed

6 events — show timeline

• 2026-05-18 Listed $124,900 MLSNOW
• 2024-12-31 Listing Removed — MLSNOW
• 2024-09-19 Price Changed $119,900 MLSNOW
• 2024-08-19 Listed $124,900 MLSNOW
• 1991-01-17 Sold (Public Records) $17,000 Public Records
• 1987-01-27 Sold (Public Records) $11,700 Public Records

Property tax history

+13.3%/yr

Latest (2024): $869 · +124.5% YoY. Source: county tax records.