Real Estate Investing in Canton, Ohio (44704)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 44704 (Canton, OH)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- High vacancy: 21.3% of homes vacant — above national norms.
- Elevated poverty: 27.7% poverty rate — can affect rent collection.
- Higher unemployment: 9.1% unemployment — tenant risk signal.
- Lower household income: $29,109 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Canton, OH (44704)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 44704 Canton
Investors scanning Canton, OH for forced-equity plays often land on the 44704 ZIP. A a credible choice for entry near $80K pairs with rents of $954/mo to widen the renovation window.
BRRRR works in 44704 because the math supports it. Buy at $80K, rehab, and the refinance step typically recovers capital in a way that flat-yield markets cannot match.
Statewide, OH value-add investors migrate toward ZIPs with 44704's profile — older stock, soft but real rent growth, and $80K pricing that keeps rehab math workable.
Household income in 44704 supports the rent-lift thesis. 3,583 residents, deep working-age cohort, and the kind of tenant profile that responds to upgraded stock.
Strategic fit here is operational. Pro forma discipline, capex reserves, and lender relationships matter more than the marketing pitch.
Here's what matters if you're considering buying a home in Canton:
Property Strategy for 44704
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $48,520 | $1,060 | 15.7% | +8.6% | $24,260 |
| 3BR | $72,405 | $1,340 | 13.3% | +7.6% | $24,135 |
| 4BR | $84,417 | $1,420 | 12.1% | +8.3% | $21,104 |
Market Trends
Home Value History (with trend line)
📊 How Does 44704 Compare?
| Metric | 44704 | Canton | Canton-Massillon, OH | Ohio |
|---|---|---|---|---|
| Home Value | $80,480 | $161,396 | N/A | $237,530 |
| 5-Year CAGR | 8.5% | 7.0% | N/A | 7.4% |
| Avg Rent | $954 | $1,074 | N/A | - |
| Cap Rate | 9.3% | 5.8% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 44704 (Canton, OH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $80,480 |
| Monthly Rent | $954 |
| Price-to-Rent | 7.0:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 14.2% |
| Cap Rate | 9.3% |
| 5-Year IRR | 17.8% |
📈 Home Appreciation
| 1-Year | +30.0% ▲ |
| 3-Year CAGR | +13.5% ▲ |
| 5-Year CAGR | +8.5% ▲ |
| 10-Year CAGR | +9.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (9.3%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 44704
Population: 3,583
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 44704
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Canton South Middle School
STEAMM Academy
Canton Arts Academy @ Summit
Gibbs Elementary School
Stephanie Rushin Patrick Elementary School
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,836 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average home sale price in Canton, OH?
Canton, OH home values average about $80K. That price point suits investors targeting rentals with $954/mo in monthly income.
Does a duplex house hack pencil in Canton, OH?
House hacking works an attractive in Canton, OH. Rents of $954/mo against $80K acquisition make the strategy solid for owner-occupants.
What is the best play in Canton, OH?
The best-fit strategy in Canton, OH is value-add and BRRRR deals. That approach the rent and price profile of the market.
Is Canton, OH a viable BRRRR market?
Operators BRRRR-ing in Canton, OH report a strong results. Focus on sub-market acquisition and tight rehab budgets to capture the spread.
Are 1% rule properties available in Canton, OH?
The 1% rule in Canton, OH is reasonable to achieve. Rent-to-price at the median ($954/mo on $80K) lands around 1.19%.
You know 44704 now. You don’t know where it ranks.
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How 44704 ranks in Canton-Massillon, OH
Every ZIP in this metro, ranked. Free.
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