1021 Lakeview Ave NW · Reedurban, OH 44708

$59,900

3 bd · 2.0 ba · 1,511 sqft · SingleFamily public records · 6 Days on market

Built 1921 9,147 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Large bungalow style home in Canton. would make a great investment for a flip/rental project with just a little TLC!

Key facts

• 9,147 sq ft lot
• 2 garage spots
• Built 1921

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Wood-sided construction; Asphalt/fiberglass roof
• Construction: Built (year source: public records)
• Exterior features: Lot about 0.21 acres; Public water; Public sewer

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Gas heating
• Interior features: Full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 rising fast (+6.7%/yr); 120 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $414 of loan paydown is wiped out by about $2k 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 + 6.7% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 31y 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.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1921 — 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. 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.
4. 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.
5. 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: 2.03% ✓
• Cap rate: 16.39%
• Cash-on-cash: 36.07%
• DSCR: 2.60
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $197,941
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 Lakeview Ave NW	0.00mi	3/2.0	1,511 (0%)	0mo	$61,000	$40	100
814 Lakeview Ave NW	0.13mi	3/1.0	1,296 (-14%)	0mo	$190,000	$147	66
1243 Stardust Ave NW	0.45mi	3/3.5	1,500 (-1%)	10mo	$260,000	$173	64
308 Valleyview Ave NW	0.52mi	3/1.5	1,536 (+2%)	11mo	$193,000	$126	62
347 Aultman Ave NW	0.50mi	3/1.5	1,472 (-3%)	10mo	$200,000	$136	62
300 Valleyview Ave NW	0.53mi	4/2.0 (+1)	1,456 (-4%)	8mo	$205,000	$141	58
334 Grandview Ave NW	0.42mi	2/2.0 (-1)	1,400 (-7%)	9mo	$174,000	$124	55
168 Aultman Ave NW	0.72mi	3/1.5	1,475 (-2%)	9mo	$180,000	$122	53
923 Bellflower Ave NW	0.62mi	3/2.5	1,650 (+9%)	6mo	$189,900	$115	48
233 Harter Ave NW	0.66mi	3/2.0	1,368 (-10%)	6mo	$192,500	$141	48
206 Harter Ave NW	0.72mi	3/1.5	1,644 (+9%)	4mo	$215,000	$131	46
302 Poplar Ave	0.55mi	4/1.5 (+1)	1,700 (+12%)	10mo	$189,000	$111	38

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 · 6.73% rent growth · sell at horizon

5-year hold

• IRR: 36.2%
• Equity multiple: 2.62×
• Total profit: $27,194
• Equity at exit: $8,931

10-year hold

• IRR: 44.9%
• Equity multiple: 6.14×
• Total profit: $86,235
• Equity at exit: $5,179

Cash invested: $16,772 (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 44708

• Rents YoY: 6.7%
• Active inventory: 120
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$314
• Tax from tax record: −$119 /mo · $1,432/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $504

Break-even live

Break-even rent $580

Max offer price $59,900

Occupancy floor 54%

Sensitivity live

Price	-10% $538	-5% $521	+0% $504	+5% $487	+10% $470
Rent	-10% $408	-5% $456	+0% $504	+5% $552	+10% $600
Rate	-1.0pp $534	-0.5pp $519	base $504	+0.5pp $489	+1.0pp $473

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3034 12th St NW Canton, OH	2.0	1.0	1724	$1,125	$0.65	21d	1	0.88mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	21d	1	1.04mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	21d	1	1.04mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	21d	1	1.20mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	14d	1	1.22mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	21d	1	1.29mi
2740 Shaftesbury Dr NW Canton, OH	1.0–2.0	1.0–2.0	1064	$1,460	$1.37	14d	11	1.32mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	44d	1	1.49mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $59,900 Pending 6 DOM
2. 2026-06-05
   days on market $59,900 Active 3 DOM
3. 2026-06-03
   days on market $59,900 Active 2 DOM
4. 2026-06-02
   remarks 116-char remark
5. 2026-06-02
   listed $59,900 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: $1,432 · $119/mo
• Projected year-2 tax: $1,432 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $14,621
• − Mortgage interest: −$3,355
• − Property taxes: −$1,432
• − Insurance: −$300
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$1,743
• Taxable income: $5,453
• Est. tax owed @ 24.0%: −$1,309
• After-tax cash flow: $4,741/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 — Reedurban

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Stark County · 272,865 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 24,285
• Household income: $63,706
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 725.0

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 (80%)
• Race & ethnicity: White 80% Black 8% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 8% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Tagalog/Filipino 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: ▼ -168.35%
• Current HPI: 206.298
• Rent YoY: ▲ 6.73%
• 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

+33.1% since first listed

15 events — show timeline

• 2026-06-01 Listed $59,900 MLSNOW
• 2019-04-23 Listing Removed — MLSNOW
• 2019-01-04 Price Changed $38,700 MLSNOW
• 2018-09-19 Relisted — MLSNOW
• 2018-09-13 Contingent — MLSNOW
• 2018-09-05 Listed $43,000 MLSNOW
• 2014-03-01 Listing Removed — MLSNOW
• 2013-10-29 Listed $59,000 MLSNOW
• 2013-09-16 Listing Removed — MLSNOW
• 2013-07-22 Listed $69,000 MLSNOW
• 1996-07-19 Sold (Public Records) $66,900 Public Records
• 1996-05-24 Listed $69,900 MLSNOW
• 1996-01-07 Listing Removed — MLSNOW
• 1995-09-07 Listed $72,500 MLSNOW
• 1993-12-13 Sold (Public Records) $45,000 Public Records

Property tax history

-1.7%/yr

Latest (2024): $1,432 · -31.6% YoY. Source: county tax records.