672 3rd St SE · Massillon, OH 44646

$179,900

4 bd · 3.0 ba · 3,345 sqft · MultiFamily public records · 55 Days on market

Built 1875 0.42 ac lot $54/sqft · 10% above area Est $163k · 10% 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Rent growth +4.0/5.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• 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

GREAT INCOME PROPERY!! This triplex has been nicely updated and maintained. It features an up and down style main duplex with each duplex having a little over 1600 square foot of living space. Attached with its own entrance is a great efficiency. Plenty of parking for all the tenants around the back side of the building.

Key facts

• Updated
• Main duplex
• Plenty of parking

Tags

• UPDATED
• MAIN DUPLEX
• PLENTY OF PARKING

Property features AI

Finance

• Other: Annual tax information not included per instructions
• Financial info: Unit rents reported: Efficiency $600 (leased, lease expires May 24, 2026); Two-bedroom $950; Three-bedroom $1,250 (leased, lease expires May 17, 2027)
• HOA & community: No HOA information provided

Exterior

• Parking: Common, outside oversized parking
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Two-story building; Multi-unit property (1 building)
• Construction: Brick and vinyl siding exterior; Asphalt/fiberglass roof; Above-grade finished area approximately 3,345 (source: assessor)
• Exterior features: Lot approximately 0.42 acres

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: One efficiency unit (month-to-month); Two-bedroom unit; Three-bedroom unit
• Flooring: No flooring details provided
• Bathrooms: Three full bathrooms total across units; Each unit includes one full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Shared basement with walk-out access
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive. Per door: $294/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Rents rising fast (+6.0%/yr); 208 active listings in the ZIP; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 39% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $5k 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 + 6.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $180k implies a 414% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1875 — 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. 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?
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: 1.25% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

• ARV (median comp): $163,232
• List price: $179,900
• Delta: 10.21%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.5%
• Equity multiple: 1.31×
• Total profit: $15,382
• Equity at exit: $26,824

10-year hold

• IRR: 19.3%
• Equity multiple: 2.84×
• Total profit: $92,585
• Equity at exit: $15,554

Cash invested: $50,372 (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: 208
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,250 high
• Mortgage (P&I): −$943
• Tax from tax record: −$171 /mo · $2,055/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $588

Break-even live

Break-even rent $1,506

Max offer price $179,900

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,250
Total (2 units)			$2,250

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $179,900 Active 55 DOM
2. 2026-06-17
   days on market $179,900 Active 54 DOM
3. 2026-06-16
   days on market $179,900 Active 53 DOM
4. 2026-06-15
   price $179,900 Active 52 DOM
5. 2026-06-15
   days on market $189,900 Active 52 DOM
6. 2026-06-14
   days on market $189,900 Active 50 DOM
7. 2026-06-13
   days on market $189,900 Active 49 DOM
8. 2026-06-10
   days on market $189,900 Active 47 DOM
9. 2026-06-09
   days on market $189,900 Active 46 DOM
10. 2026-06-08
    days on market $189,900 Active 45 DOM
11. 2026-06-07
    days on market $189,900 Active 44 DOM
12. 2026-06-02
    days on market $189,900 Active 39 DOM
13. 2026-06-01
    days on market $189,900 Active 38 DOM
14. 2026-05-31
    days on market $189,900 Active 37 DOM
15. 2026-05-30
    days on market $189,900 Active 36 DOM
16. 2026-05-18
    price $189,900 323-char remark
17. 2026-04-24
    listed $199,900 Active 323-char remark
18. 2021-09-24
    soldstatus $35,000

ⓘ 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: $2,055 · $171/mo
• Projected year-2 tax: $2,431 · $203/mo
• Expected delta: +$376/yr (+$31/mo · 18.3%)

ⓘ 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: $27,000
• − Mortgage interest: −$10,077
• − Property taxes: −$2,055
• − Insurance: −$900
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$5,233
• Taxable income: $4,415
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $5,995/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): 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

+414.0% since first listed

4 events — show timeline

• 2026-06-15 Price Changed $179,900 MLSNOW
• 2026-05-18 Price Changed $189,900 MLSNOW
• 2026-04-24 Listed $199,900 MLSNOW
• 2021-09-24 Sold (Public Records) $35,000 Public Records

Property tax history

+4.1%/yr

Latest (2024): $2,055 · +29.7% YoY. Source: county tax records.