630 Walnut Rd SW · Massillon, OH 44647

$90,000

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 5 Days on market

Built 1902 5,458 sqft lot Est $146k · 39% under

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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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This affordable two bedroom SW Massillon home is ready for new ownership! You will appreciate updates including metal roof, new deck and lvt flooring. Currently rented on a month to month basis with the same tenant over 20 years! With a living room and large family room (currently being used as the primary bedroom), as well as full bathroom on the main level, along with two large bedrooms and attic space upstairs, this property would make a fantastic addition to your investment portfolio or first time home! Schedule your showing today!

Key facts

• Metal roof
• Large family room
• Attic space

Tags

• METAL ROOF
• NEW DECK
• LVT FLOORING
• LARGE FAMILY ROOM
• ATTIC SPACE

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Vinyl siding; Metal roof; Above-grade finished living area approximately 1,296
• Construction: Vinyl siding construction; Metal roof
• Exterior features: Driveway

Interior

• Bathrooms: 1 full bathroom; 1 main-level bathroom
• Heating & cooling: Forced-air heating (gas)
• Interior features: Unfinished basement

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$146,448) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.7% vs local median 3.9% in Massillon — 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 74/100 on livability (#306 in OH, #4,928 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment C-, amenities F, commute F.
• Massillon City (urban): math 43% / reading 52% proficiency, ranked #487 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 102 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k 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.
• Current owner paid $37k; list at $90k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.56%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $146,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Pike Ave SW	0.20mi	3/1.0 (+1)	1,310 (+1%)	0mo	$62,000	$47	84
1290 Patriot Pl SW	0.41mi	2/2.0	1,312 (+1%)	1mo	$259,900	$198	74
431 5th St SW	0.17mi	3/1.0 (+1)	1,396 (+8%)	1mo	$135,000	$97	73
809 12th St SW	0.42mi	3/1.0 (+1)	1,248 (-4%)	1mo	$117,000	$94	69
1521 Tremont Ave SW	0.68mi	2/1.0	1,224 (-6%)	1mo	$138,000	$113	58
104 12th St NW	0.60mi	3/1.5 (+1)	1,236 (-5%)	0mo	$152,000	$123	57
1120 Borden Ave SW	0.43mi	3/1.0 (+1)	1,456 (+12%)	0mo	$150,000	$103	54
621 Geiger Ave SW	0.33mi	3/2.0 (+1)	1,144 (-12%)	2mo	$157,000	$137	54
604 Griffith Ave SW	0.41mi	3/1.5 (+1)	1,456 (+12%)	3mo	$143,000	$98	51
43 14th St NW	0.73mi	3/1.0 (+1)	1,221 (-6%)	1mo	$150,000	$123	51
741 1st St SE	0.60mi	3/1.0 (+1)	1,144 (-12%)	0mo	$43,050	$38	47
804 15th St SW	0.67mi	3/1.0 (+1)	1,148 (-11%)	0mo	$169,680	$148	44

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $6,249
• Equity at exit: $13,419

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $32,317
• Equity at exit: $7,782

Cash invested: $25,200 (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 44647

• Active inventory: 102
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$472
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $327

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 68%

Sensitivity live

Price	-10% $378	-5% $352	+0% $327	+5% $301	+10% $276
Rent	-10% $232	-5% $279	+0% $327	+5% $374	+10% $422
Rate	-1.0pp $372	-0.5pp $350	base $327	+0.5pp $303	+1.0pp $280

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Maple Ave SE Massillon, OH	3.0	1.0	1300	$1,050	$0.81	14d	1	0.65mi
717 15th St SW Massillon, OH	3.0	1.0	936	$1,250	$1.34	44d	1	0.67mi
450 South Ave SE Massillon, OH	2.0	1.5	1270	$1,236	$0.97	14d	1	0.85mi
1704 13th St SE Massillon, OH	3.0	1.0	1248	$1,300	$1.04	21d	1	1.24mi
1512 Forest Ave SE Massillon, OH	3.0	1.0	1013	$1,050	$1.04	14d	1	1.41mi
1715 Connecticut Ave SE Massillon, OH	3.0	1.0	1048	$1,200	$1.15	44d	1	1.47mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $90,000 Pending 5 DOM
2. 2026-06-02
   days on market $90,000 Active 3 DOM
3. 2026-06-01
   days on market $90,000 Active 2 DOM
4. 2026-05-31
   remarks 541-char remark
5. 2026-05-31
   listed $90,000 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: $1,346 · $112/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$29/yr (+$2/mo · 2.2%)

ⓘ 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 ≥97°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: $14,407
• − Mortgage interest: −$5,041
• − Property taxes: −$1,346
• − Insurance: −$450
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$2,618
• Taxable income: $2,646
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $3,287/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: Massillon City
• NCES district ID: 3904435
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $38,094
• Composite: 39.54/100
• National rank: #3941
• State rank: #487 of 656 in OH

Livability — Massillon

• Score: 74/100
• State rank: #306
• US rank: #4928

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C- Housing A+ Health & safety A- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Massillon, OH
• County: Stark County · 272,865 people
• City population: 65,858
• Metro: Canton-Massillon, OH
• Population (ZIP): 18,117
• Household income: $67,140
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 231.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Arabic 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: ▼ -163.61%
• Current HPI: 207.6115
• 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

+201.0% since first listed

4 events — show timeline

• 2026-05-30 Listed $90,000 MLSNOW
• 1996-07-26 Sold (Public Records) $37,000 Public Records
• 1994-01-31 Sold (Public Records) $12,450 Public Records
• 1987-11-30 Sold (Public Records) $29,900 Public Records

Property tax history

+4.2%/yr

Latest (2024): $1,346 · +28.7% YoY. Source: county tax records.