12 Danforth St · Canton, MA 02021

$800,000

6 bd · 2.0 ba · 2,416 sqft · MultiFamily public records · 182 Days on market

Built 1920 10,391 sqft lot $331/sqft · at area comps Est $832k · at est.

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Why this score? — see what drove the D 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 +13.3/30.0
• ARV discount +9.2/15.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Two-family home in desirable Canton, conveniently located near the town center and commuter rail, yet set on a quiet dead-end street. Ideal for investors or owner-occupants. The freshly painted first-floor unit features a three-room layout with full bath, spacious bedroom and living room, washer/dryer hookups, and an updated kitchen with new stove, dishwasher, and faucet. Unit 2 spans the second and third floors and offers a spacious four- to five-bedroom layout. The second floor includes a large living room with hardwood floors, eat-in kitchen, dining room, two bedrooms, and a full bath with tub and stand-up shower. The third floor provides additional bedrooms and extra space with potential for a future primary bath. Prime location near Routes 128, I-95, and 24, approximately 15 miles to Boston and 30 miles to Providence. Close to commuter rail stations, schools, restaurants, Massasoit Community College, and Blue Hills Reservation.

Key facts

• Eat in kitchen
• Freshly painted
• Updated kitchen

Tags

• FRESHLY PAINTED
• UPDATED KITCHEN
• HARDWOOD FLOORS
• EAT IN KITCHEN
• POTENTIAL FOR PRIMARY BATH
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $-4 ($-46/yr) — negative. Per door: $-2/mo.
• To cash-flow at today's rent, offer at most $799k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $629k (21.3% below list).
• Recommended offer: $629k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Canton (suburban): math 47% / reading 62% proficiency, ranked #83 of 302 in MA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.5%/yr); 56 active listings in the ZIP; high-income renter base; 958 units permitted in Norfolk County in 2024 (305 in 5+ unit buildings).
• At $6,293/mo this rent would consume 53% of the median local household income ($143k/yr) (locally 848% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.
• Norfolk County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($704k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 30y 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 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $629,300 (21.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (median comp): $832,358
• List price: $800,000
• Delta: -3.89%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250-252 Mechanic St	0.72mi	6/3.0	2,583 (+7%)	18mo	$890,000	$345	36

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 · 2.46% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-133,524
• Equity at exit: $119,283

10-year hold

• IRR: -9.8%
• Equity multiple: 0.41×
• Total profit: $-131,383
• Equity at exit: $69,169

Cash invested: $224,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 20 Strongly Tenant-Friendly
• State Massachusetts: 20 Strongly Tenant-Friendly · D+15
• County: — inherits STATE
• City: — inherits STATE

Cambridge / Boston historically rent-controlled (preempted 1994 but consideration ongoing); strong tenant protections; court backlogs.

Methodology + full state rankings →

ZIP-level market 02021

• Rents YoY: 2.5%
• Active inventory: 56
• Price-to-rent: 21.2×

Monthly cashflow live

• Estimated rent: $6,293 high
• Mortgage (P&I): −$4,195
• Tax from tax record: −$447 /mo · $5,360/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,322
• Net cashflow: $-4

Break-even live

Break-even rent $6,298

Max offer price $799,326

Occupancy floor 95%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$6,294
Total (2 units)			$6,293

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $800,000 Active 182 DOM
2. 2026-06-17
   days on market $800,000 Active 181 DOM
3. 2026-06-16
   days on market $800,000 Active 180 DOM
4. 2026-06-15
   days on market $800,000 Active 179 DOM
5. 2026-06-13
   days on market $800,000 Active 177 DOM
6. 2026-06-09
   days on market $800,000 Active 173 DOM
7. 2026-06-08
   days on market $800,000 Active 172 DOM
8. 2026-06-07
   days on market $800,000 Active 171 DOM
9. 2026-06-04
   days on market $800,000 Active 168 DOM
10. 2026-06-03
    days on market $800,000 Active 167 DOM
11. 2026-06-02
    days on market $800,000 Active 166 DOM
12. 2026-06-01
    days on market $800,000 Active 165 DOM
13. 2026-05-31
    days on market $800,000 Active 164 DOM
14. 2026-02-18
    price $800,000 946-char remark

    Show marketing remark (946 chars)

    Two-family home in desirable Canton, conveniently located near the town center and commuter rail, yet set on a quiet dead-end street. Ideal for investors or owner-occupants. The freshly painted first-floor unit features a three-room layout with full bath, spacious bedroom and living room, washer/dryer hookups, and an updated kitchen with new stove, dishwasher, and faucet. Unit 2 spans the second and third floors and offers a spacious four- to five-bedroom layout. The second floor includes a large living room with hardwood floors, eat-in kitchen, dining room, two bedrooms, and a full bath with tub and stand-up shower. The third floor provides additional bedrooms and extra space with potential for a future primary bath. Prime location near Routes 128, I-95, and 24, approximately 15 miles to Boston and 30 miles to Providence. Close to commuter rail stations, schools, restaurants, Massasoit Community College, and Blue Hills Reservation.

15. 2026-01-24
    price $815,000 946-char remark

    Show marketing remark (946 chars)

    Two-family home in desirable Canton, conveniently located near the town center and commuter rail, yet set on a quiet dead-end street. Ideal for investors or owner-occupants. The freshly painted first-floor unit features a three-room layout with full bath, spacious bedroom and living room, washer/dryer hookups, and an updated kitchen with new stove, dishwasher, and faucet. Unit 2 spans the second and third floors and offers a spacious four- to five-bedroom layout. The second floor includes a large living room with hardwood floors, eat-in kitchen, dining room, two bedrooms, and a full bath with tub and stand-up shower. The third floor provides additional bedrooms and extra space with potential for a future primary bath. Prime location near Routes 128, I-95, and 24, approximately 15 miles to Boston and 30 miles to Providence. Close to commuter rail stations, schools, restaurants, Massasoit Community College, and Blue Hills Reservation.

16. 2025-12-18
    listed $830,000 New 946-char remark

    Show marketing remark (946 chars)

    Two-family home in desirable Canton, conveniently located near the town center and commuter rail, yet set on a quiet dead-end street. Ideal for investors or owner-occupants. The freshly painted first-floor unit features a three-room layout with full bath, spacious bedroom and living room, washer/dryer hookups, and an updated kitchen with new stove, dishwasher, and faucet. Unit 2 spans the second and third floors and offers a spacious four- to five-bedroom layout. The second floor includes a large living room with hardwood floors, eat-in kitchen, dining room, two bedrooms, and a full bath with tub and stand-up shower. The third floor provides additional bedrooms and extra space with potential for a future primary bath. Prime location near Routes 128, I-95, and 24, approximately 15 miles to Boston and 30 miles to Providence. Close to commuter rail stations, schools, restaurants, Massasoit Community College, and Blue Hills Reservation.

17. 2023-06-12
    soldstatus $780,000 Sold 531-char remark

    Show marketing remark (531 chars)

    Investors, Builders & Contractors come see this 2 family opportunity! Renovated 2 family right in the heart of Canton. Now is a great time to earn rental income. This is 5-6 bedroom house. First floor produces income up to 4k monthly with Airbnb. Prime location near 128, I95 & 24. Boston is 15 miles and Providence 30 miles. Located near two train stations, schools, library, PO & restaurants. It is the home to Massasoit Community College and Blue Hills Reservation and Ski Area. Adjacent land for sale by neighbor.

18. 2023-05-04
    status Under Agreement 531-char remark

    Show marketing remark (531 chars)

    Investors, Builders & Contractors come see this 2 family opportunity! Renovated 2 family right in the heart of Canton. Now is a great time to earn rental income. This is 5-6 bedroom house. First floor produces income up to 4k monthly with Airbnb. Prime location near 128, I95 & 24. Boston is 15 miles and Providence 30 miles. Located near two train stations, schools, library, PO & restaurants. It is the home to Massasoit Community College and Blue Hills Reservation and Ski Area. Adjacent land for sale by neighbor.

19. 2023-04-20
    historical Contingent 531-char remark

    Show marketing remark (531 chars)

    Investors, Builders & Contractors come see this 2 family opportunity! Renovated 2 family right in the heart of Canton. Now is a great time to earn rental income. This is 5-6 bedroom house. First floor produces income up to 4k monthly with Airbnb. Prime location near 128, I95 & 24. Boston is 15 miles and Providence 30 miles. Located near two train stations, schools, library, PO & restaurants. It is the home to Massasoit Community College and Blue Hills Reservation and Ski Area. Adjacent land for sale by neighbor.

20. 2023-04-16
    price $779,990 531-char remark

    Show marketing remark (531 chars)

    Investors, Builders & Contractors come see this 2 family opportunity! Renovated 2 family right in the heart of Canton. Now is a great time to earn rental income. This is 5-6 bedroom house. First floor produces income up to 4k monthly with Airbnb. Prime location near 128, I95 & 24. Boston is 15 miles and Providence 30 miles. Located near two train stations, schools, library, PO & restaurants. It is the home to Massasoit Community College and Blue Hills Reservation and Ski Area. Adjacent land for sale by neighbor.

21. 2023-03-14
    status Back On Market 531-char remark

    Show marketing remark (531 chars)

    Investors, Builders & Contractors come see this 2 family opportunity! Renovated 2 family right in the heart of Canton. Now is a great time to earn rental income. This is 5-6 bedroom house. First floor produces income up to 4k monthly with Airbnb. Prime location near 128, I95 & 24. Boston is 15 miles and Providence 30 miles. Located near two train stations, schools, library, PO & restaurants. It is the home to Massasoit Community College and Blue Hills Reservation and Ski Area. Adjacent land for sale by neighbor.

22. 2023-03-10
    historical Contingent 531-char remark

    Show marketing remark (531 chars)

    Investors, Builders & Contractors come see this 2 family opportunity! Renovated 2 family right in the heart of Canton. Now is a great time to earn rental income. This is 5-6 bedroom house. First floor produces income up to 4k monthly with Airbnb. Prime location near 128, I95 & 24. Boston is 15 miles and Providence 30 miles. Located near two train stations, schools, library, PO & restaurants. It is the home to Massasoit Community College and Blue Hills Reservation and Ski Area. Adjacent land for sale by neighbor.

23. 2023-02-16
    price $799,900 531-char remark

    Show marketing remark (531 chars)

    Investors, Builders & Contractors come see this 2 family opportunity! Renovated 2 family right in the heart of Canton. Now is a great time to earn rental income. This is 5-6 bedroom house. First floor produces income up to 4k monthly with Airbnb. Prime location near 128, I95 & 24. Boston is 15 miles and Providence 30 miles. Located near two train stations, schools, library, PO & restaurants. It is the home to Massasoit Community College and Blue Hills Reservation and Ski Area. Adjacent land for sale by neighbor.

24. 2022-12-03
    listed $895,000 New 531-char remark

    Show marketing remark (531 chars)

    Investors, Builders & Contractors come see this 2 family opportunity! Renovated 2 family right in the heart of Canton. Now is a great time to earn rental income. This is 5-6 bedroom house. First floor produces income up to 4k monthly with Airbnb. Prime location near 128, I95 & 24. Boston is 15 miles and Providence 30 miles. Located near two train stations, schools, library, PO & restaurants. It is the home to Massasoit Community College and Blue Hills Reservation and Ski Area. Adjacent land for sale by neighbor.

25. 2016-09-21
    soldstatus $373,000 Sold
26. 2016-07-28
    status Contingent
27. 2016-07-22
    status Back On Market
28. 2016-07-14
    status Contingent
29. 2016-07-11
    status Back On Market
30. 2016-07-09
    historical Back On Market (Kick-Out/Right of First Refusal)
31. 2016-07-08
    status Contingent
32. 2016-06-28
    listed $379,900 New
33. 1996-11-25
    soldstatus $125,000
34. 1996-11-25
    soldstatus $125,000
35. 1996-11-21
    historical
36. 1996-06-12
    listed $139,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $5,360 · $447/mo
• Projected year-2 tax: $7,600 · $633/mo
• Expected delta: +$2,240/yr (+$187/mo · 41.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $75,516
• − Mortgage interest: −$44,812
• − Property taxes: −$5,360
• − Insurance: −$4,000
• − Repairs & maintenance: −$6,041
• − Management: −$6,041
• − Depreciation: −$23,273
• Taxable loss: −$14,012
• Est. tax savings @ 24.0%: +$3,363
• After-tax cash flow: $3,317/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
• NCES district ID: 2503300
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 62% ▼ -5.00%
• Median HH income: $91,531
• Composite: 50.43/100
• National rank: #1867
• State rank: #83 of 302 in MA

Livability — Canton

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

Census & demographics

• County: Norfolk County · 644,082 people
• City population: 24,748
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 24,748
• Household income: $143,381
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 848.0

Population outlook (Norfolk County) Hauer SSP2

• Today (2025): 737,259 people
• By 2030: 755,213 · +2.4%
• By 2040: 786,961 · +6.7%
• By 2050: 813,019 · +10.3%
• By 2075: 861,214 · +16.8%
• By 2100: 845,063 · +14.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 11% Asian 10% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 4% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 14% · China, Canada, South Korea
• Languages at home: 81% English-only · Chinese 4% Other Indo-European 4% French/Haitian/Cajun 2%

Political lean MEDSL · Norfolk

• 2024 margin: Strong D (+28.8) · D 63.3% · R 34.6% · Other 2.1%
• 2008→2024 swing: +10.2pp toward D · 2008: 18.5pp · 2024: 28.8pp
• All cycles: 2024: D+28.8 2020: D+36.3 2016: D+27.9 2012: D+16.1 2008: D+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -435.89%
• Current HPI: 215.6047
• Rent YoY: ▲ 2.46%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

Industry mix (Fortune 500 HQ in MA)

Industry	F500 HQs	Revenue
▸Technology	3	$17B
▸Insurance	2	$84B
▸Retail	2	$76B
▸Life Sciences	1	$43B
▸Energy Technology	1	$31B
▸Aerospace / Defense	1	$18B

Price history

+471.8% since first listed

23 events — show timeline

• 2026-02-18 Price Changed $800,000 MLS PIN
• 2026-01-24 Price Changed $815,000 MLS PIN
• 2025-12-18 Listed $830,000 MLS PIN
• 2023-06-12 Sold (MLS) $780,000 MLS PIN
• 2023-05-04 Pending — MLS PIN
• 2023-04-20 Contingent — MLS PIN
• 2023-04-16 Price Changed $779,990 MLS PIN
• 2023-03-14 Relisted — MLS PIN
• 2023-03-10 Contingent — MLS PIN
• 2023-02-16 Price Changed $799,900 MLS PIN
• 2022-12-03 Listed $895,000 MLS PIN
• 2016-09-21 Sold (MLS) $373,000 MLS PIN
• 2016-07-28 Pending — MLS PIN
• 2016-07-22 Relisted — MLS PIN
• 2016-07-14 Pending — MLS PIN
• 2016-07-11 Relisted — MLS PIN
• 2016-07-09 Contingent — MLS PIN
• 2016-07-08 Pending — MLS PIN
• 2016-06-28 Listed $379,900 MLS PIN
• 1996-11-25 Sold (Public Records) $125,000 Public Records
• 1996-11-25 Sold (MLS) $125,000 MLS PIN
• 1996-11-21 Listing Removed — MLS PIN
• 1996-06-12 Listed $139,900 MLS PIN

Property tax history

+4.4%/yr

Latest (2023): $5,360 · +3.7% YoY. Source: county tax records.