7182 Hills And Dales Rd NW #21 · Massillon, OH 44646

$121,125

1 bd · 2.0 ba · 1,375 sqft · Condo · 70 Days on market

Built 1986 Fair condition $350/mo HOA · 29% of rent ↓ 5% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Cash flow +5.8/30.0
• 1% rule +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.2/5.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity on this Jackson Condo. Hills and Dales Road address, but sits on a private access road. Spacious rooms. Nice eat-in kitchen and formal dining room with access to deck. Full bath with bedroom upstairs, but main floor and lower levels each have a half bath. Walk out lower level to patio under deck. Super seasonal view out all three levels of lake. Wonderful walking path. Very private setting. Property sells as-is. This property is subject to aTthree day first look period. Seller will negotiate offers after the Three day First look period

Key facts

• Seasonal view
• Formal dining room
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• FORMAL DINING ROOM
• WALK OUT LOWER LEVEL
• SEASONAL VIEW
• PRIVATE SETTING

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $121k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (1.5% below list).
• Recommended offer: $86k (29.2% below list) — sets the bar for cash-flow.

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.
• Jackson Local (suburban): math 75% / reading 78% proficiency, ranked #67 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Amherst Elementary School (math 66% / reading 71%, grade B+, #434 of 1,584 statewide, top 28%, 480 students, 36% FRL); Jackson Memorial Middle School (math 72% / reading 76%, grade A, #94 of 654 statewide, top 15%, 1,324 students, 17% FRL); Jackson High School (math 63% / reading 80%, grade B+, #98 of 781 statewide, top 13%, 2,024 students, 16% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 212 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $838 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.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $85,723 (29.2% 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 70 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.98% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.66%
• DSCR: 0.61
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.04% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.08×
• Total profit: $-31,217
• Equity at exit: $18,060

10-year hold

• IRR: -12.5%
• Equity multiple: 0.12×
• Total profit: $-29,877
• Equity at exit: $10,473

Cash invested: $33,915 (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 44646

• Rents YoY: 6.0%
• Active inventory: 212
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$635
• Tax est. 1.5%: −$151 /mo · $1,817/yr
• Insurance: −$50
• HOA: −$350
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-245

Break-even live

Break-even rent $1,503

Max offer price $85,723

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-203	+0% $-245	+5% $-287	+10% $-328
Rent	-10% $-339	-5% $-292	+0% $-245	+5% $-198	+10% $-150
Rate	-1.0pp $-184	-0.5pp $-214	base $-245	+0.5pp $-276	+1.0pp $-308

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: $30,281
• Closing costs: $3,634
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7370 Raleigh St NW Unit 7370 Massillon, OH	2.0	1.5	1140	$1,095	$0.96	45d	1	0.63mi
7819 Hills and Dales Rd NW Apt A Massillon, OH	2.0	2.5	1400	$1,995	$1.43	15d	1	0.65mi
7190 Seymour St NW Massillon, OH	2.0	2.0	1200	$1,200	$1.00	45d	1	0.66mi
2275 Kipling Ave NW Massillon, OH	2.0	1.5	900	$1,099	$1.22	15d	1	0.74mi
8274 Traphagen St NW Massillon, OH	1.0–3.0	1.0–2.0	1041	$1,045	$1.00	15d	1	1.18mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-07
   status Pending 559-char remark

   Show marketing remark (559 chars)

   Great opportunity on this Jackson Condo. Hills and Dales Road address, but sits on a private access road. Spacious rooms. Nice eat-in kitchen and formal dining room with access to deck. Full bath with bedroom upstairs, but main floor and lower levels each have a half bath. Walk out lower level to patio under deck. Super seasonal view out all three levels of lake. Wonderful walking path. Very private setting. Property sells as-is. This property is subject to aTthree day first look period. Seller will negotiate offers after the Three day First look period

2. 2026-04-04
   price $121,125 559-char remark

   Show marketing remark (559 chars)

   Great opportunity on this Jackson Condo. Hills and Dales Road address, but sits on a private access road. Spacious rooms. Nice eat-in kitchen and formal dining room with access to deck. Full bath with bedroom upstairs, but main floor and lower levels each have a half bath. Walk out lower level to patio under deck. Super seasonal view out all three levels of lake. Wonderful walking path. Very private setting. Property sells as-is. This property is subject to aTthree day first look period. Seller will negotiate offers after the Three day First look period

3. 2026-02-25
   listed $127,500 Active 559-char remark

   Show marketing remark (559 chars)

   Great opportunity on this Jackson Condo. Hills and Dales Road address, but sits on a private access road. Spacious rooms. Nice eat-in kitchen and formal dining room with access to deck. Full bath with bedroom upstairs, but main floor and lower levels each have a half bath. Walk out lower level to patio under deck. Super seasonal view out all three levels of lake. Wonderful walking path. Very private setting. Property sells as-is. This property is subject to aTthree day first look period. Seller will negotiate offers after the Three day First look period

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

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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,315
• − Mortgage interest: −$6,785
• − Property taxes: −$1,817
• − Insurance: −$606
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − HOA: −$4,200
• − Depreciation: −$3,524
• Taxable loss: −$4,906
• Est. tax savings @ 24.0%: +$1,178
• After-tax cash flow: $-1,758/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the exterior siding, flooring, and interior walls. Upgrades in these areas will significantly enhance the home's curb appeal and functionality.

Repairs flagged

• Major exterior siding — Significant weathering and discoloration
• Major flooring — Carpet in poor condition
• Major interior walls/paint — Peeling and discoloration
• Major bathrooms — Dated fixtures and wallpaper
• Moderate kitchen cabinets — Standard cabinets with dated design

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace carpet — New flooring improves aesthetics
• Resale Upgrade kitchen cabinets — Modern cabinets increase appeal
• Resale Replace bathroom fixtures — Updated fixtures improve functionality
• Resale Paint exterior siding — Fresh paint enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant weathering and discoloration	Major	$15,000–50,000
flooring · Carpet in poor condition	Major	$15,000–50,000
interior walls/paint · Peeling and discoloration	Major	$15,000–50,000
bathrooms · Dated fixtures and wallpaper	Major	$15,000–50,000
kitchen cabinets · Standard cabinets with dated design	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace carpet — New flooring improves aesthetics ↑
• Resale Upgrade kitchen cabinets — Modern cabinets increase appeal ↑
• Resale Replace bathroom fixtures — Updated fixtures improve functionality ↑
• Resale Paint exterior siding — Fresh paint enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jackson Local
• NCES district ID: 3904985
• Math proficiency: 75% ▼ -9.00%
• Reading proficiency: 78% ▼ -5.00%
• Median HH income: $69,171
• Composite: 66.58/100
• National rank: #416
• State rank: #67 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

• County: Stark County · 272,865 people
• City population: 65,858
• Metro: Canton-Massillon, OH
• Population (ZIP): 47,741
• Household income: $69,179
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1011.0

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 (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 3% Romanian 2% Scandinavian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -190.31%
• Current HPI: 217.8955
• Rent YoY: ▲ 6.04%
• 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

-5.0% since first listed

3 events — show timeline

• 2026-05-07 Pending — MLSNOW
• 2026-04-04 Price Changed $121,125 MLSNOW
• 2026-02-25 Listed $127,500 MLSNOW