741 1st St SE · Massillon, OH 44646

$39,900

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 7 Days on market

Built 1900 1,785 sqft lot

---

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 +7.5/15.0
• Rent growth +4.0/5.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Double lot! Investment property in Massillon, home may not boast much curb appeal but inside is a colonial gem! Updates to this home include a brand new furnace-2026 and newer hot water tank. Home is currently being rented by tenants on a month to month lease, house has a lot of potential and old home charm, set up your private showing today.

Key facts

• 1,785 sq ft lot
• Parking
• Built 1900

Property features AI

Finance

• Financial info: Annual taxes listed

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; Wood siding exterior; Asphalt and fiberglass roof
• Construction: Built per public records; Wood siding construction
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full basement

🏷️ Possibly a rental listed for sale. The $39,900 price doesn't fit this home's estimated sale value (~$123,552) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 24.9% 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.
• Zoned schools: Franklin Elementary School (math 47% / reading 47%, grade D-, #942 of 1,584 statewide, top 61%, 434 students, 0% FRL); Massillon Intermediate School (math 38% / reading 51%, grade D, #477 of 654 statewide, top 74%, 880 students, 0% FRL); Washington High School (math 30% / reading 59%, grade F, #470 of 781 statewide, top 62%, 1,179 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.0%/yr); 212 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $34k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1900 — 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: 2.87% ✓
• Cap rate: 24.92%
• Cash-on-cash: 66.53%
• DSCR: 3.96
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $123,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
741 1st St SE	0.00mi	3/1.0	1,144 (0%)	0mo	$43,050	$38	100
834 Walnut Rd SE	0.25mi	3/2.0	1,148 (+0%)	4mo	$160,000	$139	81
1319 Walnut Rd SE	0.47mi	3/1.0	1,125 (-2%)	6mo	$15,000	$13	70
202 Rose Ave SE	0.39mi	3/2.0	1,177 (+3%)	4mo	$123,000	$105	69
621 Geiger Ave SW	0.64mi	3/2.0	1,144 (0%)	2mo	$157,000	$137	64
1344 Glenwood Ave SE	0.51mi	2/1.0 (-1)	1,078 (-6%)	2mo	$51,000	$47	59
747 14th St SE	0.51mi	2/1.0 (-1)	1,196 (+4%)	6mo	$157,000	$131	59
718 Bebb Ave SW	0.67mi	3/1.0	1,104 (-4%)	5mo	$119,500	$108	59
25 Chester Ave SE	0.71mi	3/1.0	1,100 (-4%)	5mo	$130,000	$118	56
1351 3rd St SE	0.58mi	3/2.0	1,050 (-8%)	3mo	$105,000	$100	53
19 Marion Ave SE	0.68mi	3/1.5	1,222 (+7%)	3mo	$143,170	$117	53
404 Pike Ave SW	0.53mi	3/1.0	1,310 (+14%)	1mo	$62,000	$47	51

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 · 6.04% rent growth · sell at horizon

5-year hold

• IRR: 69.3%
• Equity multiple: 4.28×
• Total profit: $36,615
• Equity at exit: $5,949

10-year hold

• IRR: 74.3%
• Equity multiple: 9.82×
• Total profit: $98,536
• Equity at exit: $3,450

Cash invested: $11,172 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,145 high
• Mortgage (P&I): −$209
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $619

Break-even live

Break-even rent $361

Max offer price $39,900

Occupancy floor 41%

Sensitivity live

Price	-10% $642	-5% $631	+0% $619	+5% $608	+10% $597
Rent	-10% $529	-5% $574	+0% $619	+5% $665	+10% $710
Rate	-1.0pp $639	-0.5pp $630	base $619	+0.5pp $609	+1.0pp $599

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	15d	1	0.09mi
709 3rd St SE Massillon, OH	4.0	1.5	1233	$1,300	$1.05	45d	1	0.17mi
308 Erie St S Unit 17 Massillon, OH	2.0	1.0	700	$635	$0.91	15d	1	0.45mi
308 Erie St S Unit 17 Massillon, OH	2.0	1.0	700	$625	$0.89	45d	1	0.45mi
450 South Ave SE Massillon, OH	2.0	1.5	1270	$1,236	$0.97	15d	1	0.45mi
1704 13th St SE Massillon, OH	3.0	1.0	1248	$1,300	$1.04	22d	1	0.82mi
1715 Connecticut Ave SE Massillon, OH	3.0	1.0	1048	$1,200	$1.15	45d	1	0.96mi
1512 Forest Ave SE Massillon, OH	3.0	1.0	1013	$1,050	$1.04	15d	1	0.98mi
717 15th St SW Massillon, OH	3.0	1.0	936	$1,250	$1.34	45d	1	1.25mi
2200 Harsh Ave SE Massillon, OH	1.0–2.0	1.0–1.5	811	$1,299	$1.60	15d	1	1.29mi
2220 Harsh Ave SE Unit 2220-HR Massillon, OH	2.0	1.5	1080	$1,299	$1.20	22d	1	1.33mi
2220 Harsh Ave SE Unit 2220-HR Massillon, OH	2.0	1.5	1080	$1,199	$1.11	45d	1	1.33mi

Listing history 7 events

1. 2026-06-02
   status $39,900 Pending 7 DOM
2. 2026-06-01
   days on market $39,900 Active 7 DOM
3. 2026-05-31
   days on market $39,900 Active 6 DOM
4. 2026-05-30
   days on market $39,900 Active 5 DOM
5. 2026-05-25
   listed $39,900 Active
6. 2022-12-09
   soldstatus $34,000
7. 2020-02-19
   soldstatus $9,500

ⓘ 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: $712 · $59/mo
• Projected year-2 tax: $712 · $59/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $13,740
• − Mortgage interest: −$2,235
• − Property taxes: −$712
• − Insurance: −$200
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$1,161
• Taxable income: $7,235
• Est. tax owed @ 24.0%: −$1,736
• After-tax cash flow: $5,696/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

+320.0% since first listed

3 events — show timeline

• 2026-05-25 Listed $39,900 MLSNOW
• 2022-12-09 Sold (Public Records) $34,000 Public Records
• 2020-02-19 Sold (Public Records) $9,500 Public Records

Property tax history

+44.9%/yr

Latest (2024): $712 · +37.3% YoY. Source: county tax records.