1202 Lawrence Rd NE · Canton, OH 44705

$120,000

3 bd · 2.0 ba · 1,380 sqft · MultiFamily public records · 5 Days on market

Built 1910 7,527 sqft lot Est $86k · 40% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• 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

Nice Investment property that was previously owner occuppied. Well cared for from top to bottom. Includes additional lot that has carport style parking. Could be sold with 3 unit next door at 1206 Lawrence. Listed separately.

Key facts

• New range
• New refrigerator
• 7,527 sq ft lot

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• VALUABLE OFF STREET PARKING
• OVERSIZED STORAGE SHED
• NEW REFRIGERATOR
• NEW RANGE
• UPDATED KITCHEN LIGHTING

Property features AI

Finance

• Other: One building on the lot; Above-grade finished area recorded as 1,380 (per public records)
• Financial info: Owner pays water and sewer

Exterior

• Parking: Off-street parking; Parking lot
• Utilities: Public water; Public sewer
• Home design: 2-story property; Vinyl siding construction; Asphalt/fiberglass roof
• Construction: Built (year per public records); Vinyl siding; Asphalt/Fiberglass roof
• Exterior features: Chain link fencing; Lot recorded as 0.1728 acres

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement with exterior entry
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive. Per door: $287/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 12.0% 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: Rents soft (-0.2%/yr); 71 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• At $1,634/mo this rent would consume 45% of the median local household income ($43k/yr) (locally 524% 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 $830 of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $85k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.36% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.47%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $85,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1202 Lawrence NE	0.00mi	3/2.0	1,380 (0%)	16mo	$85,000	$62	87

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.36×
• Total profit: $12,234
• Equity at exit: $17,892

10-year hold

• IRR: 16.3%
• Equity multiple: 2.16×
• Total profit: $38,982
• Equity at exit: $10,375

Cash invested: $33,600 (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 44705

• Rents YoY: -0.2%
• Active inventory: 71
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$629
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $573

Break-even live

Break-even rent $908

Max offer price $120,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,634
Total (2 units)			$1,634

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Lawrence Rd NE Apt 3 Canton, OH	2.0	1.0	900	$950	$1.06	20d	1	0.01mi
924 Spring Ave NE Canton, OH	4.0	1.5	1407	$1,395	$0.99	20d	1	0.26mi
1220 Market Ave N Unit 4 Canton, OH	3.0	1.0	1400	$1,100	$0.79	43d	1	0.53mi
1613 Spring Ave NE Canton, OH	3.0	1.0	1320	$1,095	$0.83	20d	1	0.61mi
316 Young Ave NE Canton, OH	4.0	1.0	1268	$1,050	$0.83	13d	1	0.64mi
1629 Spring Ave NE Unit Na Canton, OH	2.0	1.0	1100	$836	$0.76	20d	1	0.64mi
1511 2nd St NE Canton, OH	3.0	1.0	1129	$1,250	$1.11	43d	1	0.74mi
1307 Woodland Ave NW Unit 2 Canton, OH	2.0	1.0	973	$675	$0.69	43d	1	0.80mi
123 17th St NW Canton, OH	2.0	1.0–1.5	766	$1,050	$1.37	13d	1	0.80mi
1906 6th St NE Unit 1906-002 Canton, OH	3.0	1.0	906	$1,000	$1.10	13d	1	0.83mi
1946 Otto Pl NE Canton, OH	3.0	1.0	1499	$28,000	$18.68	13d	1	0.93mi
2018 Maple Ave NE Canton, OH	2.0	1.0	1206	$950	$0.79	13d	1	1.02mi
2213 17th St NE Canton, OH	2.0	1.0	1132	$1,100	$0.97	44d	1	1.04mi
1008 14th St NW Canton, OH	3.0	1.5	1100	$898	$0.82	20d	1	1.10mi
2048 2nd St NE Unit 2048 Canton, OH	2.0	1.0	1092	$950	$0.87	13d	1	1.12mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$1,050	$1.15	13d	20	1.20mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	43d	1	1.23mi
1216 14th St NW Canton, OH	3.0	1.0	1352	$1,100	$0.81	20d	1	1.26mi
1224 15th St NW Unit 1 Canton, OH	2.0	1.0	900	$749	$0.83	20d	1	1.32mi
1421 Piper Ct NW Canton, OH	3.0	1.5	1311	$995	$0.76	20d	1	1.35mi
1000 Market Ave S Canton, OH	1.0–2.0	1.0–2.0	1500	$4,505	$3.00	13d	12	1.36mi
1100 5th St SW Canton, OH	4.0	1.0	1397	$1,200	$0.86	43d	1	1.37mi
1504 14th St SE Canton, OH	3.0	1.0	924	$1,120	$1.21	13d	1	1.47mi

Listing history 5 events

1. 2026-06-09
   status $120,000 Pending 5 DOM
2. 2026-06-08
   days on market $120,000 Active 5 DOM
3. 2026-06-07
   days on market $120,000 Active 4 DOM
4. 2026-06-05
   remarks 699-char remark
5. 2026-06-05
   listed $120,000 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: $460 · $38/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$706/yr (+$59/mo · 153.6%)

ⓘ 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: $19,608
• − Mortgage interest: −$6,722
• − Property taxes: −$460
• − Insurance: −$600
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$3,491
• Taxable income: $5,198
• Est. tax owed @ 24.0%: −$1,248
• After-tax cash flow: $5,632/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): 16,872
• Household income: $43,439
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 524.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 22% Two or more races 13% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 5% Romanian 4% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 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: ▼ -200.62%
• Current HPI: 150.1531
• Rent YoY: ▼ -0.23%
• 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

+0.1% since first listed

5 events — show timeline

• 2026-06-03 Listed $120,000 MLSNOW
• 2025-02-19 Sold (Public Records) $85,000 Public Records
• 2025-02-18 Sold (MLS) $85,000 MLSNOW
• 2025-01-03 Pending — MLSNOW
• 2024-12-05 Listed $119,900 MLSNOW

Property tax history

+5.4%/yr

Latest (2024): $460 · +94.4% YoY. Source: county tax records.