1206 Lawrence Rd NE · Canton, OH 44705

$140,000

5 bd · 4.0 ba · 2,320 sqft · MultiFamily public records · 5 Days on market

Built 1896 9,766 sqft lot Est $123k · 14% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.7/10.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Well cared for 3 unit in the City of Canton. First floor front unit is 1 bedroom. First floor back unit is 2 bedrooms. Second floor is a 2 bedroom unit. Could be sold with 1202 Lawrence that is listed separately. The properties are directly next door to each other. They share parking on a adjoining parcel being sold with 1202. no for sale signs on property

Key facts

• Three units
• New refrigerator
• Vacant unit

Tags

• TURNKEY TRIPLEX OPPORTUNITY
• WELL MAINTAINED PROPERTY
• THREE UNITS
• VACANT UNIT
• NUMEROUS RECENT UPDATES
• NEW REFRIGERATOR

Property features AI

Exterior

• Parking: Carport with 4 spaces
• Utilities: Public water; Public sewer
• Home design: 2 stories; Shake siding exterior; Shingle roof; Above-grade finished area approximately 2,380
• Construction: Shake siding construction; Shingle roof
• Exterior features: Off-street parking; Parking lot

Interior

• Bedrooms: 2-story home (bedroom levels not specified)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Window unit(s); Heating with gas; Baseboard heating
• Interior features: Basement with exterior entry; Unfinished basement

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 2×2bd/1ba units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $396/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Cap rate 16.5% 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; lower-income renter base — watch delinquency; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• At $2,618/mo this rent would consume 72% 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 $968 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 $39k cash investment doubles in ~4 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.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,000

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 1896 — 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: 1.87% ✓
• Cap rate: 16.47%
• Cash-on-cash: 36.36%
• DSCR: 2.62
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $122,960
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1312 12th St NE	0.16mi	4/4.0 (-1)	2,250 (-3%)	5mo	$163,000	$72	79
1206 Lawrence Rd NE	0.00mi	4/3.0 (-1)	2,380 (+3%)	16mo	$127,000	$53	73
1317 St Elmo Ave NE	0.30mi	4/2.0 (-1)	2,000 (-14%)	2mo	$55,000	$28	48
1544 - 1546 Logan Ave NW	0.75mi	4/3.0 (-1)	2,387 (+3%)	18mo	$183,000	$77	36
1226 Logan Ave NW	0.63mi	4/3.0 (-1)	2,640 (+14%)	5mo	$80,000	$30	34
211 15th St NE	0.60mi	4/2.0 (-1)	1,985 (-14%)	2mo	$64,900	$33	33

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: 28.8%
• Equity multiple: 2.16×
• Total profit: $45,280
• Equity at exit: $20,874

10-year hold

• IRR: 34.5%
• Equity multiple: 3.73×
• Total profit: $107,137
• Equity at exit: $12,105

Cash invested: $39,200 (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: 14.3×

Monthly cashflow live

• Estimated rent: $2,618 high
• Mortgage (P&I): −$734
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $1,188

Break-even live

Break-even rent $1,114

Max offer price $140,000

Occupancy floor 50%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$818
▸ 2× units	2	1	$1,800
Total (3 units)			$2,618

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   status $140,000 Pending 5 DOM
2. 2026-06-08
   days on market $140,000 Active 5 DOM
3. 2026-06-07
   days on market $140,000 Active 4 DOM
4. 2026-06-05
   remarks 699-char remark
5. 2026-06-05
   listed $140,000 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: $1,055 · $88/mo
• Projected year-2 tax: $1,619 · $135/mo
• Expected delta: +$565/yr (+$47/mo · 53.5%)

ⓘ 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: $31,416
• − Mortgage interest: −$7,842
• − Property taxes: −$1,055
• − Insurance: −$700
• − Repairs & maintenance: −$2,513
• − Management: −$2,513
• − Depreciation: −$4,073
• Taxable income: $12,720
• Est. tax owed @ 24.0%: −$3,053
• After-tax cash flow: $11,201/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

+12.1% since first listed

5 events — show timeline

• 2026-06-03 Listed $140,000 MLSNOW
• 2025-02-19 Sold (Public Records) $127,000 Public Records
• 2025-02-18 Sold (MLS) $127,000 MLSNOW
• 2025-01-03 Pending — MLSNOW
• 2024-12-05 Listed $124,900 MLSNOW

Property tax history

+3.0%/yr

Latest (2024): $1,055 · +69.5% YoY. Source: county tax records.