1533 Wayne Ave NE · Canton, OH 44705

$87,500

3 bd · 1.0 ba · 1,345 sqft · SingleFamily public records · 16 Days on market

Built 1905 6,011 sqft lot Est $102k · 14% 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 +28.9/30.0
• ARV discount +14.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

This adorable home is looking for its new caretaker. With over 1300 square feet and a nice sized, private yard the neutral decor is ready for your personal touches.

Key facts

• 6,011 sq ft lot
• Built 1905
• Listed 16 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/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: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% 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 $605 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $88k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,187 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — 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: 1.28% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $102,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2526 17th St NE	0.36mi	3/1.0	1,318 (-2%)	5mo	$75,000	$57	76
1604 Wooster Ave NE	0.06mi	3/1.0	1,162 (-14%)	2mo	$90,000	$77	73
2641 Mahoning Rd NE	0.22mi	3/1.0	1,416 (+5%)	15mo	$115,000	$81	68
2208 Willowrow Ave NE	0.53mi	2/1.0 (-1)	1,392 (+4%)	1mo	$134,750	$97	64
2103 Bollinger Ave NE	0.49mi	3/1.0	1,250 (-7%)	3mo	$105,900	$85	63
2443 16th St NE	0.41mi	3/2.0	1,408 (+5%)	10mo	$128,000	$91	61
2212 Indiana Way NE	0.68mi	3/1.0	1,256 (-7%)	1mo	$72,500	$58	56
2210 Winfield Way NE	0.70mi	3/1.5	1,296 (-4%)	9mo	$44,000	$34	52
2206 Winfield Way NE	0.70mi	3/1.5	1,254 (-7%)	9mo	$51,000	$41	46
2212 16th St NE	0.68mi	3/1.0	1,464 (+9%)	12mo	$90,000	$61	44
2336 22nd St NE	0.71mi	2/1.0 (-1)	1,274 (-5%)	15mo	$84,000	$66	41
1726 Edwards Ave NE	0.62mi	3/1.0	1,152 (-14%)	10mo	$88,000	$76	39

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,420
• Equity at exit: $13,047

10-year hold

• IRR: 8.0%
• Equity multiple: 1.52×
• Total profit: $12,860
• Equity at exit: $7,565

Cash invested: $24,500 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $296

Break-even live

Break-even rent $748

Max offer price $87,500

Occupancy floor 69%

Sensitivity live

Price	-10% $346	-5% $321	+0% $296	+5% $272	+10% $247
Rent	-10% $208	-5% $252	+0% $296	+5% $341	+10% $385
Rate	-1.0pp $341	-0.5pp $319	base $296	+0.5pp $274	+1.0pp $251

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2213 17th St NE Canton, OH	2.0	1.0	1132	$1,100	$0.97	45d	1	0.65mi
2018 Maple Ave NE Canton, OH	2.0	1.0	1206	$950	$0.79	14d	1	1.13mi
3045 Daleford Ave NE Canton, OH	3.0	1.0	1300	$1,059	$0.81	21d	1	1.36mi
1906 6th St NE Unit 1906-002 Canton, OH	3.0	1.0	906	$1,000	$1.10	14d	1	1.37mi
1946 Otto Pl NE Canton, OH	3.0	1.0	1499	$28,000	$18.68	14d	1	1.47mi

Listing history 13 events

1. 2026-06-18
   days on market $87,500 Active 16 DOM
2. 2026-06-17
   days on market $87,500 Active 15 DOM
3. 2026-06-16
   days on market $87,500 Active 14 DOM
4. 2026-06-15
   days on market $87,500 Active 13 DOM
5. 2026-06-14
   days on market $87,500 Active 11 DOM
6. 2026-06-13
   pricedays on market $87,500 Active 10 DOM
7. 2026-06-10
   days on market $95,000 Active 8 DOM
8. 2026-06-09
   days on market $95,000 Active 7 DOM
9. 2026-06-08
   days on market $95,000 Active 6 DOM
10. 2026-06-07
    days on market $95,000 Active 5 DOM
11. 2026-06-05
    days on market $95,000 Active 2 DOM
12. 2026-06-03
    remarks 164-char remark
13. 2026-06-03
    listed $95,000 Active 1 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: $1,151 · $96/mo
• Projected year-2 tax: $1,258 · $105/mo
• Expected delta: +$107/yr (+$9/mo · 9.3%)

ⓘ 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: $13,484
• − Mortgage interest: −$4,901
• − Property taxes: −$1,151
• − Insurance: −$438
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,545
• Taxable income: $2,291
• Est. tax owed @ 24.0%: −$550
• After-tax cash flow: $3,008/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

+377.4% since first listed

11 events — show timeline

• 2026-06-01 Listed $95,000 MLSNOW
• 2022-07-29 Sold (Public Records) $40,000 Public Records
• 2019-03-18 Listing Removed — MLSNOW
• 2018-09-18 Listed $42,500 MLSNOW
• 2009-10-19 Listing Removed — MLSNOW
• 2009-04-01 Listed $39,000 MLSNOW
• 2008-02-05 Sold (MLS) $7,000 MLSNOW
• 2007-09-01 Listed $14,900 MLSNOW
• 2003-09-29 Sold (Public Records) $56,500 Public Records
• 2003-04-29 Sold (MLS) $18,000 MLSNOW
• 2003-03-13 Listed $19,900 MLSNOW

Property tax history

+13.7%/yr

Latest (2024): $1,151 · +103.3% YoY. Source: county tax records.