2329 Winfield Way NE · Canton, OH 44705

$88,000

4 bd · 2.0 ba · 1,848 sqft · SingleFamily public records · 17 Days on market

Built 1910 7,501 sqft lot $48/sqft · 8% above area Est $81k · 8% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +3.8/15.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious in the city. This 4 bedroom home has generously sized rooms throughout the entire home. Living room with decorative fireplace creates a warm greeting as you enter this inviting interior. Dining room, eat-in-kitchen and bonus room could be a first floor bedroom or home office. A half bath rounds out the first floor. Newly carpeted bedrooms and a full bath are all conveniently located on the second floor. Ready for it's new family the freshly painted exterior and front porch add to this homes curb appeal. Great backyard for family and pets. New hot water tank will be installed prior to closing.

Key facts

• Decorative fireplace
• Eat-in-kitchen
• Front porch

Tags

• DECORATIVE FIREPLACE
• EAT-IN-KITCHEN
• BONUS ROOM
• FRESHLY PAINTED EXTERIOR
• FRONT PORCH
• GREAT BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 5.1% 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.
• Market conditions: Rents soft (-0.2%/yr); 71 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 37% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 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 + 0.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $26k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,680 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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: 1.53% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.81%
• DSCR: 2.06
• GRM: 5.4

CMA / ARV

• ARV (median comp): $81,344
• List price: $88,000
• Delta: 22.81%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1524 Harrisburg Rd NE	0.26mi	3/3.5 (-1)	1,946 (+5%)	2mo	$130,000	$67	67
2112 16th St NE	0.21mi	3/1.0 (-1)	1,771 (-4%)	22mo	$84,447	$48	56
2528 17th St NE	0.33mi	3/1.0 (-1)	1,590 (-14%)	14mo	$108,000	$68	40
1513 Olive Pl NE	0.69mi	3/1.0 (-1)	1,636 (-12%)	15mo	$105,000	$64	27

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: 13.6%
• Equity multiple: 1.52×
• Total profit: $12,918
• Equity at exit: $13,121

10-year hold

• IRR: 20.1%
• Equity multiple: 2.46×
• Total profit: $36,050
• Equity at exit: $7,609

Cash invested: $24,640 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$461
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $489

Break-even live

Break-even rent $732

Max offer price $88,000

Occupancy floor 59%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1615 Rowland Ave NE Canton, OH	5.0	1.0	1388	$1,500	$1.08	14d	1	0.88mi
1946 Otto Pl NE Canton, OH	3.0	1.0	1499	$28,000	$18.68	14d	1	1.15mi
1613 Spring Ave NE Canton, OH	3.0	1.0	1320	$1,095	$0.83	21d	1	1.18mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	21d	1	1.26mi
316 Young Ave NE Canton, OH	4.0	1.0	1268	$1,050	$0.83	14d	1	1.33mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	44d	1	1.45mi

Listing history 26 events

1. 2026-06-18
   days on market $88,000 Active 17 DOM
2. 2026-06-17
   days on market $88,000 Active 16 DOM
3. 2026-06-16
   days on market $88,000 Active 15 DOM
4. 2026-06-15
   days on market $88,000 Active 14 DOM
5. 2026-06-14
   days on market $88,000 Active 12 DOM
6. 2026-06-13
   days on market $88,000 Active 11 DOM
7. 2026-06-10
   days on market $88,000 Active 9 DOM
8. 2026-06-09
   days on market $88,000 Active 8 DOM
9. 2026-06-08
   days on market $88,000 Active 7 DOM
10. 2026-06-07
    days on market $88,000 Active 6 DOM
11. 2026-06-05
    remarks 608-char remark
12. 2026-06-05
    days on market $88,000 Active 3 DOM
13. 2026-06-03
    days on market $88,000 Active 2 DOM
14. 2026-06-01
    remarks 553-char remark
15. 2026-06-01
    pricestatusdays on marketlisting id $88,000 Active 1 DOM
16. 2026-05-15
    historical
17. 2026-05-04
    status Active
18. 2026-04-30
    historical
19. 2026-03-18
    price $99,900
20. 2026-03-12
    price $104,900
21. 2026-03-03
    listed $114,000 Active
22. 2026-01-05
    status Active
23. 2026-01-05
    historical
24. 2025-11-13
    status Pending
25. 2025-11-03
    price $89,000
26. 2025-10-09
    listed $99,000 Active

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $1,167 · $97/mo
• Expected delta: +$206/yr (+$17/mo · 21.4%)

ⓘ 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 ≥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: $16,209
• − Mortgage interest: −$4,929
• − Property taxes: −$961
• − Insurance: −$440
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$2,560
• Taxable income: $4,725
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $4,732/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): 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

+0.9% since first listed

11 events — show timeline

• 2026-05-15 Listing Removed — MLSNOW
• 2026-05-04 Relisted — MLSNOW
• 2026-04-30 Listing Removed — MLSNOW
• 2026-03-18 Price Changed $99,900 MLSNOW
• 2026-03-12 Price Changed $104,900 MLSNOW
• 2026-03-03 Listed $114,000 MLSNOW
• 2026-01-05 Relisted — MLSNOW
• 2026-01-05 Listing Removed — MLSNOW
• 2025-11-13 Pending — MLSNOW
• 2025-11-03 Price Changed $89,000 MLSNOW
• 2025-10-09 Listed $99,000 MLSNOW

Property tax history

-11.1%/yr

Latest (2024): $961 · +514.6% YoY. Source: county tax records.