206 Ingram Ave SW · Canton, OH 44710

$99,000

2 bd · 2.0 ba · 1,463 sqft · MultiFamily public records · 38 Days on market

Built 1912 5,963 sqft lot $68/sqft · 6% above area Est $93k · 6% over

---

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 +4.8/15.0
• 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

Multi-family units

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

Listing remarks

Welcome to this fantastic duplex. Featuring upstairs and downstairs units with a split basement. A large covered front porch welcomes you to this charming home. The downstairs unit has a spacious family room with a decorative brick fireplace with wood accents. The kitchen features white cabinets, a range, a fridge, and a storage closet. This 1 bedroom unit has an abundance of natural light and a full bath. Finishing this unit is an unfinished basement with a laundry area. Upstairs is another charming 1 bedroom 1 bath unit. The kitchen has white cabinets and a small dining area. The long living room offers plenty of space. Finishing this unit is an unfinished basement with a laundry area and

Key facts

• Covered front porch
• Laundry area
• Unfinished basement

Tags

• COVERED FRONT PORCH
• DECORATIVE BRICK FIREPLACE
• ABUNDANCE OF NATURAL LIGHT
• UNFINISHED BASEMENT
• LAUNDRY AREA

Property features AI

Finance

• Financial info: Both one-bedroom units currently leased (rents shown): $550 and $550; Lease expirations: one unit 03/31/2027, the other 05/31/2027

Exterior

• Parking: Unpaved parking area
• Utilities: Public water; Public sewer
• Home design: Two-story building; Property contains one building; About 1,463 above-grade finished area (source: assessor)
• Construction: Vinyl siding exterior; Asphalt/fiberglass roof
• Exterior features: Unpaved parking; Lot is approximately 0.137 acres

Interior

• Kitchen: Kitchens included in each unit
• Bedrooms: Two one-bedroom units (each unit leased)
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas heating
• Interior features: Full unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $99k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive. Per door: $322/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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: 48 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).
• This rent runs 42% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $65k; list at $99k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.65% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.89%
• DSCR: 2.24
• GRM: 5.0

CMA / ARV

• ARV (median comp): $93,388
• List price: $99,000
• Delta: 6.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2515 Grigsby Pl SW	0.38mi	3/2.0 (+1)	1,516 (+4%)	3mo	$90,000	$59	69
1013 Maryland Ave SW	0.37mi	2/2.0	1,588 (+8%)	6mo	$73,000	$46	64
530 Rosemont Ct NW	0.49mi	3/2.0 (+1)	1,400 (-4%)	2mo	$124,900	$89	63
2817 2nd St NW	0.21mi	3/2.0 (+1)	1,636 (+12%)	6mo	$55,000	$34	61

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: 22.0%
• Equity multiple: 1.90×
• Total profit: $24,990
• Equity at exit: $14,761

10-year hold

• IRR: 30.1%
• Equity multiple: 3.69×
• Total profit: $74,606
• Equity at exit: $8,560

Cash invested: $27,720 (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 44710

• Active inventory: 48
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$519
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $644

Break-even live

Break-even rent $823

Max offer price $99,000

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,638
Total (2 units)			$1,638

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Roslyn Ave SW Canton, OH	3.0	1.0	1320	$1,175	$0.89	13d	1	0.36mi
2316 2nd St SW Canton, OH	3.0	1.0	1125	$1,095	$0.97	43d	1	0.41mi
1014 Roslyn Ave SW Canton, OH	3.0	1.0	1128	$1,150	$1.02	21d	1	0.42mi
202 Smith Ave SW Canton, OH	2.0	1.0	1236	$995	$0.81	43d	1	0.46mi
2237 Tuscarawas St W Canton, OH	2.0	1.0	1035	$700	$0.68	21d	1	0.48mi
2237 Tuscarawas St W Unit 7 Canton, OH	2.0	1.0	1035	$725	$0.70	43d	1	0.48mi
521 Columbus Ave NW Unit 2 Canton, OH	2.0	1.0	900	$875	$0.97	43d	1	0.51mi
521 Columbus Ave NW Canton, OH	2.0	1.0	900	$775	$0.86	21d	1	0.51mi
2525 6th St NW Unit NA Canton, OH	2.0	1.0	950	$700	$0.74	43d	1	0.53mi
1117 Arlington Ave SW Canton, OH	3.0	1.0	1240	$1,200	$0.97	13d	1	0.60mi
1023 Harrison Ave SW Canton, OH	3.0	1.0	1224	$1,250	$1.02	21d	1	0.66mi
1241 Bedford Ave SW Canton, OH	3.0	2.0	1152	$1,200	$1.04	13d	1	0.70mi
1005 Broad Ave NW Unit 201 Canton, OH	3.0	1.0	1200	$800	$0.67	21d	1	0.71mi
1005 Broad Ave NW Unit 100 Canton, OH	2.0	1.0	1200	$850	$0.71	21d	1	0.71mi
2510 10th St NW Canton, OH	3.0	1.5	1468	$1,175	$0.80	21d	1	0.73mi
3034 12th St NW Canton, OH	2.0	1.0	1724	$1,125	$0.65	21d	1	0.83mi
1229 Lawn Ave SW Canton, OH	2.0	1.0	936	$950	$1.01	43d	1	0.89mi
1520 Bryan Ave SW Canton, OH	3.0	1.0	1040	$1,100	$1.06	43d	1	1.12mi
1380 Garfield Ave SW Canton, OH	2.0	1.0	1212	$995	$0.82	21d	1	1.18mi
1137 7th St NW Canton, OH	3.0	1.0	1736	$1,095	$0.63	43d	1	1.28mi
1016 2nd St NW Canton, OH	1.0–3.0	1.0–2.0	916	$748	$0.82	13d	20	1.31mi
2901 17th St NW Canton, OH	2.0	1.0	1000	$885	$0.89	21d	1	1.37mi
1507 Stark Ave SW Canton, OH	3.0	1.0	1188	$975	$0.82	43d	1	1.38mi
1511 Stark Ave SW Canton, OH	2.0	1.0	992	$900	$0.91	43d	1	1.39mi
1511 Stark Ave SW Canton, OH	1.0	1.0	992	$900	$0.91	13d	1	1.39mi

Listing history 32 events

1. 2026-06-18
   days on market $99,000 Active 38 DOM
2. 2026-06-17
   days on market $99,000 Active 37 DOM
3. 2026-06-16
   days on market $99,000 Active 36 DOM
4. 2026-06-15
   days on market $99,000 Active 35 DOM
5. 2026-06-14
   days on market $99,000 Active 33 DOM
6. 2026-06-13
   days on market $99,000 Active 32 DOM
7. 2026-06-10
   days on market $99,000 Active 30 DOM
8. 2026-06-09
   days on market $99,000 Active 29 DOM
9. 2026-06-08
   days on market $99,000 Active 28 DOM
10. 2026-06-07
    days on market $99,000 Active 27 DOM
11. 2026-06-05
    days on market $99,000 Active 24 DOM
12. 2026-06-03
    days on market $99,000 Active 23 DOM
13. 2026-06-02
    days on market $99,000 Active 22 DOM
14. 2026-06-01
    days on market $99,000 Active 21 DOM
15. 2026-05-31
    days on market $99,000 Active 20 DOM
16. 2026-05-30
    days on market $99,000 Active 19 DOM
17. 2026-05-11
    listed $99,000 Active 771-char remark
18. 2025-04-15
    historical
19. 2025-01-10
    listed $129,900 Active
20. 2024-12-29
    historical
21. 2024-07-02
    listed $129,900 Active
22. 2008-01-25
    historical
23. 2007-10-25
    listed $74,900
24. 2007-10-24
    historical
25. 2007-04-17
    historical
26. 2007-04-17
    listed $74,900
27. 2006-10-17
    listed $79,900
28. 2003-11-26
    soldstatus $65,300
29. 2003-11-26
    soldstatus $65,300
30. 2003-08-07
    listed $69,900
31. 1995-08-04
    soldstatus $29,500
32. 1992-04-03
    soldstatus $25,000

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,309 · $109/mo
• Expected delta: +$236/yr (+$20/mo · 22.0%)

ⓘ 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: $19,656
• − Mortgage interest: −$5,546
• − Property taxes: −$1,073
• − Insurance: −$495
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$2,880
• Taxable income: $6,517
• Est. tax owed @ 24.0%: −$1,564
• After-tax cash flow: $6,166/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): 9,067
• Household income: $47,305
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 444.0

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 (76%)
• Race & ethnicity: White 76% Black 16% Two or more races 6% Hispanic / Latino 1% Asian 1%
• Common ancestry: Italian 6% Lithuanian 4% Romanian 2%
• Foreign-born: 2%
• 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: ▼ -118.74%
• Current HPI: 177.4476
• 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

+296.0% since first listed

16 events — show timeline

• 2026-05-11 Listed $99,000 MLSNOW
• 2025-04-15 Listing Removed — MLSNOW
• 2025-01-10 Listed $129,900 MLSNOW
• 2024-12-29 Listing Removed — MLSNOW
• 2024-07-02 Listed $129,900 MLSNOW
• 2008-01-25 Listing Removed — MLSNOW
• 2007-10-25 Listed $74,900 MLSNOW
• 2007-10-24 Listing Removed — MLSNOW
• 2007-04-17 Listed $74,900 MLSNOW
• 2007-04-17 Listing Removed — MLSNOW
• 2006-10-17 Listed $79,900 MLSNOW
• 2003-11-26 Sold (Public Records) $65,300 Public Records
• 2003-11-26 Sold (MLS) $65,300 MLSNOW
• 2003-08-07 Listed $69,900 MLSNOW
• 1995-08-04 Sold (Public Records) $29,500 Public Records
• 1992-04-03 Sold (Public Records) $25,000 Public Records

Property tax history

+1.2%/yr

Latest (2024): $1,073 · +6.7% YoY. Source: county tax records.