1721 SW Hammond Ave · Canton, OH 44706

$85,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 91 Days on market

Built 1918 2,613 sqft lot $89/sqft · at area comps Est $88k · at est.

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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 +24.9/30.0
• ARV discount +8.6/15.0
• DSCR +8.1/10.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully renovated single-family home offering a strong combination of updates and functionality. This 2-bedroom, 1-bath residence features a rebuilt basement, providing improved structural integrity and added usable space. Interior updates include new flooring, fresh paint, updated finishes, and modernized systems, creating a move-in-ready environment. The functional floor plan offers comfortable living areas, dedicated laundry hookups, and included appliances. Off-street parking adds convenience. Located with easy access to major highways, schools, shopping, and local amenities. Ideal for owner-occupants or investors seeking a turnkey opportunity.

Key facts

• Fully renovated
• Fresh paint
• Updated finishes

Tags

• FULLY RENOVATED
• REBUILT BASEMENT
• NEW FLOORING
• FRESH PAINT
• UPDATED FINISHES
• MODERNIZED SYSTEMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($921 rent vs $86k).
• Recommended offer: $78k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 87 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $594 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 91 days — a 9% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $9k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $86k implies a 2048% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,169 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.07% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 7.8

CMA / ARV

• ARV (median comp): $87,982
• List price: $85,900
• Delta: -2.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2149 Henry Ave SW	0.32mi	2/1.0	928 (-3%)	1mo	$30,000	$32	79
2007 Cleveland Ave SW	0.26mi	2/2.0	990 (+3%)	1mo	$130,000	$131	78
1628 Clark Ave SW	0.10mi	3/1.5 (+1)	924 (-4%)	8mo	$83,000	$90	75
2000 Henry Ave SW	0.23mi	3/1.0 (+1)	945 (-2%)	10mo	$125,000	$132	73
1356 Margaret Ave SW	0.50mi	2/1.0	920 (-4%)	2mo	$95,000	$103	68
1544 Clark Ave SW	0.18mi	2/1.0	1,045 (+9%)	11mo	$77,000	$74	68
1373 Park Ave SW	0.49mi	2/1.0	1,034 (+8%)	5mo	$40,000	$39	60
1653 Bedford Ave SW	0.62mi	3/1.0 (+1)	1,012 (+5%)	3mo	$135,000	$133	55
1904 Frederick Ave SW	0.71mi	2/1.0	910 (-5%)	13mo	$132,000	$145	47
1622 Clarendon Ave SW	0.66mi	3/1.0 (+1)	864 (-10%)	4mo	$94,000	$109	44
1612 Bedford Ave SW	0.61mi	3/2.0 (+1)	1,064 (+11%)	14mo	$118,000	$111	33
219 25th St SW	0.65mi	3/1.0 (+1)	1,102 (+15%)	9mo	$155,000	$141	32

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-2,232
• Equity at exit: $12,808

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $13,059
• Equity at exit: $7,427

Cash invested: $24,052 (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 44706

• Active inventory: 87
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $921 high
• Mortgage (P&I): −$450
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $184

Break-even live

Break-even rent $689

Max offer price $85,900

Occupancy floor 75%

Sensitivity live

Price	-10% $232	-5% $208	+0% $184	+5% $159	+10% $135
Rent	-10% $111	-5% $147	+0% $184	+5% $220	+10% $257
Rate	-1.0pp $227	-0.5pp $206	base $184	+0.5pp $161	+1.0pp $139

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1511 Stark Ave SW Canton, OH	2.0	1.0	992	$900	$0.91	44d	1	0.22mi
1511 Stark Ave SW Canton, OH	1.0	1.0	992	$900	$0.91	14d	1	0.22mi
1520 Bryan Ave SW Canton, OH	3.0	1.0	1040	$1,100	$1.06	44d	1	0.45mi
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	44d	1	0.66mi
1000 Market Ave S Canton, OH	1.0–2.0	1.0–2.0	1500	$4,505	$3.00	14d	12	1.10mi
605 Smith Ave SW #2 Canton, OH	1.0	1.0	668	$795	$1.19	44d	1	1.22mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	44d	1	1.34mi
200 High Ave SW Canton, OH	1.0	1.0	750	$700	$0.93	14d	3	1.42mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	44d	1	1.42mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	21d	1	1.42mi

Listing history 25 events

1. 2026-06-18
   days on market $85,900 Active 91 DOM
2. 2026-06-17
   days on market $85,900 Active 90 DOM
3. 2026-06-16
   days on market $85,900 Active 89 DOM
4. 2026-06-15
   days on market $85,900 Active 88 DOM
5. 2026-06-14
   days on market $85,900 Active 86 DOM
6. 2026-06-13
   days on market $85,900 Active 85 DOM
7. 2026-06-10
   days on market $85,900 Active 83 DOM
8. 2026-06-09
   days on market $85,900 Active 82 DOM
9. 2026-06-08
   days on market $85,900 Active 81 DOM
10. 2026-06-07
    days on market $85,900 Active 80 DOM
11. 2026-06-05
    days on market $85,900 Active 77 DOM
12. 2026-06-03
    days on market $85,900 Active 76 DOM
13. 2026-06-02
    days on market $85,900 Active 75 DOM
14. 2026-06-01
    days on market $85,900 Active 74 DOM
15. 2026-05-31
    days on market $85,900 Active 73 DOM
16. 2026-05-30
    days on market $85,900 Active 72 DOM
17. 2026-05-14
    price $88,900 654-char remark

    Show marketing remark (654 chars)

    Fully renovated single-family home offering a strong combination of updates and functionality. This 2-bedroom, 1-bath residence features a rebuilt basement, providing improved structural integrity and added usable space. Interior updates include new flooring, fresh paint, updated finishes, and modernized systems, creating a move-in-ready environment. The functional floor plan offers comfortable living areas, dedicated laundry hookups, and included appliances. Off-street parking adds convenience. Located with easy access to major highways, schools, shopping, and local amenities. Ideal for owner-occupants or investors seeking a turnkey opportunity.

18. 2026-04-17
    status Active 654-char remark

    Show marketing remark (654 chars)

    Fully renovated single-family home offering a strong combination of updates and functionality. This 2-bedroom, 1-bath residence features a rebuilt basement, providing improved structural integrity and added usable space. Interior updates include new flooring, fresh paint, updated finishes, and modernized systems, creating a move-in-ready environment. The functional floor plan offers comfortable living areas, dedicated laundry hookups, and included appliances. Off-street parking adds convenience. Located with easy access to major highways, schools, shopping, and local amenities. Ideal for owner-occupants or investors seeking a turnkey opportunity.

19. 2026-03-10
    status Pending 654-char remark

    Show marketing remark (654 chars)

    Fully renovated single-family home offering a strong combination of updates and functionality. This 2-bedroom, 1-bath residence features a rebuilt basement, providing improved structural integrity and added usable space. Interior updates include new flooring, fresh paint, updated finishes, and modernized systems, creating a move-in-ready environment. The functional floor plan offers comfortable living areas, dedicated laundry hookups, and included appliances. Off-street parking adds convenience. Located with easy access to major highways, schools, shopping, and local amenities. Ideal for owner-occupants or investors seeking a turnkey opportunity.

20. 2026-03-02
    price $90,000 654-char remark

    Show marketing remark (654 chars)

    Fully renovated single-family home offering a strong combination of updates and functionality. This 2-bedroom, 1-bath residence features a rebuilt basement, providing improved structural integrity and added usable space. Interior updates include new flooring, fresh paint, updated finishes, and modernized systems, creating a move-in-ready environment. The functional floor plan offers comfortable living areas, dedicated laundry hookups, and included appliances. Off-street parking adds convenience. Located with easy access to major highways, schools, shopping, and local amenities. Ideal for owner-occupants or investors seeking a turnkey opportunity.

21. 2026-02-09
    listed $95,000 Active 654-char remark

    Show marketing remark (654 chars)

    Fully renovated single-family home offering a strong combination of updates and functionality. This 2-bedroom, 1-bath residence features a rebuilt basement, providing improved structural integrity and added usable space. Interior updates include new flooring, fresh paint, updated finishes, and modernized systems, creating a move-in-ready environment. The functional floor plan offers comfortable living areas, dedicated laundry hookups, and included appliances. Off-street parking adds convenience. Located with easy access to major highways, schools, shopping, and local amenities. Ideal for owner-occupants or investors seeking a turnkey opportunity.

22. 2012-01-10
    historical
23. 2011-08-12
    listed $7,900
24. 2008-02-04
    soldstatus $4,000
25. 2007-11-29
    listed $8,000

ⓘ 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: $695 · $58/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$322/yr (+$27/mo · 46.4%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,057
• − Mortgage interest: −$4,812
• − Property taxes: −$695
• − Insurance: −$430
• − Repairs & maintenance: −$885
• − Management: −$885
• − Depreciation: −$2,499
• Taxable income: $853
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $2,000/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): 16,496
• Household income: $58,228
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 502.0

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 (84%)
• Race & ethnicity: White 84% Black 8% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -156.35%
• Current HPI: 239.851
• 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

+1011.3% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $88,900 MLSNOW
• 2026-04-17 Relisted — MLSNOW
• 2026-03-10 Pending — MLSNOW
• 2026-03-02 Price Changed $90,000 MLSNOW
• 2026-02-09 Listed $95,000 MLSNOW
• 2012-01-10 Listing Removed — MLSNOW
• 2011-08-12 Listed $7,900 MLSNOW
• 2008-02-04 Sold (MLS) $4,000 MLSNOW
• 2007-11-29 Listed $8,000 MLSNOW

Property tax history

+2.4%/yr

Latest (2024): $695 · +136.7% YoY. Source: county tax records.