1217 Park Ave SW · Canton, OH 44706

$79,900

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 22 Days on market

Built 1924 4,290 sqft lot Est $97k · 18% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

2 Bed, 1 bath home in Canton, OH. House is near to major highways. Repairs and updates will be needed before move in ready. Great fixer upper!

Key facts

• 4,290 sq ft lot
• Garage
• Built 1924

Property features AI

Exterior

• Parking: Detached garage; Shared driveway; 1 garage space
• Utilities: Public water; Public sewer
• Home design: 2-story house; Above-grade finished living area approximately 1,248
• Construction: Aluminum siding and brick exterior; Asphalt/fiberglass roof; Built per public records
• Exterior features: Front porch; Privacy fencing; Back yard; Garage(s); Has view

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Window air conditioning units
• Interior features: Full basement; Front porch; Privacy fencing; Back yard; Has view
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $552 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 + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $42k; list at $80k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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: 1.25% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $97,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1136 Smith Ave SW	0.19mi	3/1.0 (+1)	1,204 (-4%)	0mo	$93,900	$78	80
1114 Bedford Ave SW	0.34mi	3/1.0 (+1)	1,248 (0%)	2mo	$126,000	$101	78
2803 11th St SW	0.56mi	3/1.0 (+1)	1,248 (0%)	0mo	$112,000	$90	69
1017 Clinton Ave SW	0.32mi	3/1.0 (+1)	1,344 (+8%)	2mo	$112,000	$83	66
2519 12th St SW	0.37mi	3/1.5 (+1)	1,194 (-4%)	3mo	$131,000	$110	66
2227 7th St SW	0.42mi	3/1.0 (+1)	1,314 (+5%)	2mo	$55,000	$42	65
906 Harrison Ave SW	0.29mi	3/1.0 (+1)	1,368 (+10%)	2mo	$102,900	$75	64
1252 Dartmouth Ave SW	0.47mi	3/1.5 (+1)	1,322 (+6%)	1mo	$90,000	$68	60
917 Camden Ave SW	0.41mi	3/1.0 (+1)	1,144 (-8%)	3mo	$75,000	$66	60
644 Arlington Ave SW	0.48mi	3/2.0 (+1)	1,308 (+5%)	3mo	$132,900	$102	58
1031 Camden Ave SW	0.37mi	3/2.0 (+1)	1,368 (+10%)	2mo	$105,000	$77	56
921 Camden Ave SW	0.41mi	3/1.5 (+1)	1,380 (+11%)	1mo	$84,000	$61	55

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $3,595
• Equity at exit: $11,913

10-year hold

• IRR: 13.7%
• Equity multiple: 2.09×
• Total profit: $24,438
• Equity at exit: $6,908

Cash invested: $22,372 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,002 high
• Mortgage (P&I): −$419
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $260

Break-even live

Break-even rent $673

Max offer price $79,900

Occupancy floor 69%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	43d	1	0.06mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	20d	1	0.18mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	13d	1	0.28mi
1380 Garfield Ave SW Canton, OH	2.0	1.0	1212	$995	$0.82	20d	1	0.36mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	13d	1	0.38mi
1520 Bryan Ave SW Canton, OH	3.0	1.0	1040	$1,100	$1.06	43d	1	0.52mi
1507 Stark Ave SW Canton, OH	3.0	1.0	1188	$975	$0.82	43d	1	0.56mi
1511 Stark Ave SW Canton, OH	2.0	1.0	992	$900	$0.91	43d	1	0.56mi
1511 Stark Ave SW Canton, OH	1.0	1.0	992	$900	$0.91	13d	1	0.56mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	43d	1	0.60mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	43d	1	0.62mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	20d	1	0.70mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	43d	1	0.70mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	20d	1	0.89mi
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	13d	1	0.91mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$748	$0.82	13d	20	1.00mi
521 Columbus Ave NW Unit 2 Canton, OH	2.0	1.0	900	$875	$0.97	43d	1	1.01mi
521 Columbus Ave NW Unit 1 Canton, OH	1.0	1.0	700	$825	$1.18	43d	1	1.01mi
521 Columbus Ave NW Canton, OH	2.0	1.0	900	$775	$0.86	20d	1	1.01mi
200 High Ave SW Canton, OH	1.0	1.0	750	$700	$0.93	13d	3	1.03mi
1000 Market Ave S Canton, OH	1.0–2.0	1.0–2.0	1500	$4,505	$3.00	13d	12	1.03mi
2525 6th St NW Unit NA Canton, OH	2.0	1.0	950	$700	$0.74	43d	1	1.07mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	20d	1	1.26mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	20d	1	1.34mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	20d	1	1.34mi

Listing history 28 events

1. 2026-06-18
   days on market $79,900 Active 22 DOM
2. 2026-06-17
   days on market $79,900 Active 21 DOM
3. 2026-06-16
   days on market $79,900 Active 20 DOM
4. 2026-06-15
   days on market $79,900 Active 19 DOM
5. 2026-06-14
   days on market $79,900 Active 17 DOM
6. 2026-06-13
   days on market $79,900 Active 16 DOM
7. 2026-06-10
   days on market $79,900 Active 14 DOM
8. 2026-06-09
   days on market $79,900 Active 13 DOM
9. 2026-06-08
   days on market $79,900 Active 12 DOM
10. 2026-06-07
    days on market $79,900 Active 11 DOM
11. 2026-06-05
    days on market $79,900 Active 8 DOM
12. 2026-06-03
    days on market $79,900 Active 7 DOM
13. 2026-06-02
    days on market $79,900 Active 6 DOM
14. 2026-06-01
    days on market $79,900 Active 5 DOM
15. 2026-05-31
    days on market $79,900 Active 4 DOM
16. 2026-05-30
    days on market $79,900 Active 3 DOM
17. 2026-05-27
    listed $79,900 Active
18. 2017-03-29
    soldstatus $42,100
19. 2016-08-18
    soldstatus $17,100 Sold 142-char remark

    Show marketing remark (142 chars)

    2 Bed, 1 bath home in Canton, OH. House is near to major highways. Repairs and updates will be needed before move in ready. Great fixer upper!

20. 2016-07-19
    status Pending 142-char remark

    Show marketing remark (142 chars)

    2 Bed, 1 bath home in Canton, OH. House is near to major highways. Repairs and updates will be needed before move in ready. Great fixer upper!

21. 2016-06-21
    listed $15,900 Active 142-char remark

    Show marketing remark (142 chars)

    2 Bed, 1 bath home in Canton, OH. House is near to major highways. Repairs and updates will be needed before move in ready. Great fixer upper!

22. 2016-05-24
    price $15,900
23. 2016-05-24
    historical
24. 2016-04-01
    price $18,700
25. 2016-03-16
    listed $21,200 Active
26. 2007-10-18
    historical
27. 2007-07-18
    listed $87,500
28. 1986-05-08
    soldstatus $28,000

ⓘ 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: $957 · $80/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$145/yr (+$12/mo · 15.1%)

ⓘ 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: $12,026
• − Mortgage interest: −$4,476
• − Property taxes: −$957
• − Insurance: −$400
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,324
• Taxable income: $1,946
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $2,649/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

+185.4% since first listed

12 events — show timeline

• 2026-05-27 Listed $79,900 MLSNOW
• 2017-03-29 Sold (Public Records) $42,100 Public Records
• 2016-08-18 Sold (MLS) $17,100 MLSNOW
• 2016-07-19 Pending — MLSNOW
• 2016-06-21 Listed $15,900 MLSNOW
• 2016-05-24 Price Changed $15,900 MLSNOW
• 2016-05-24 Listing Removed — MLSNOW
• 2016-04-01 Price Changed $18,700 MLSNOW
• 2016-03-16 Listed $21,200 MLSNOW
• 2007-10-18 Listing Removed — MLSNOW
• 2007-07-18 Listed $87,500 MLSNOW
• 1986-05-08 Sold (Public Records) $28,000 Public Records

Property tax history

-11.4%/yr

Latest (2024): $957 · +49.2% YoY. Source: county tax records.