714 Pike Ave SW · Massillon, OH 44647

$95,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 4 Days on market

Built 1903 3,001 sqft lot Est $152k · 37% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Welcome home to this charming and spacious 2-bedroom, 2-bath residence offering comfort, flexibility, and plenty of room to enjoy. The generous floor plan features 1st floor laundry, large, inviting rooms throughout, including a spacious eat-in kitchen perfect for casual meals and gatherings, as well as a formal dining room for entertaining family and friends. Need additional living space? A potential third bedroom, home office, or den on the first floor provides flexibility to fit your lifestyle. Step outside and enjoy the wonderful fenced backyard, ideal for pets, gardening, or outdoor activities. Relax on the newer covered porch, a perfect spot for morning coffee or evening unwinding. Ad

Key facts

• Formal dining room
• Newer covered porch
• 1st floor laundry

Tags

• 1ST FLOOR LAUNDRY
• SPACIOUS EAT-IN KITCHEN
• FORMAL DINING ROOM
• POTENTIAL THIRD BEDROOM
• FENCED BACKYARD
• NEWER COVERED PORCH

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished area about 1,344
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Lot approximately 60 x 50

Interior

• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 11.4% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $657 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.
• Current owner paid $53k; list at $95k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1903 — 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: 1.41% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.11%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $151,872
• 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	0.21mi	3/1.0	1,310 (-2%)	0mo	$62,000	$47	81
431 5th St SW	0.17mi	3/1.0	1,396 (+4%)	1mo	$135,000	$97	80
1290 Patriot Pl SW	0.49mi	2/2.0 (-1)	1,312 (-2%)	1mo	$259,900	$198	68
1120 Borden Ave SW	0.31mi	3/1.0	1,456 (+8%)	0mo	$150,000	$103	67
809 12th St SW	0.36mi	3/1.0	1,248 (-7%)	1mo	$117,000	$94	67
104 12th St NW	0.47mi	3/1.5	1,236 (-8%)	0mo	$152,000	$123	62
604 Griffith Ave SW	0.52mi	3/1.5	1,456 (+8%)	3mo	$143,000	$98	58
621 Geiger Ave SW	0.44mi	3/2.0	1,144 (-15%)	2mo	$157,000	$137	53
43 14th St NW	0.61mi	3/1.0	1,221 (-9%)	1mo	$150,000	$123	52
1521 Tremont Ave SW	0.58mi	2/1.0 (-1)	1,224 (-9%)	1mo	$138,000	$113	48
804 15th St SW	0.59mi	3/1.0	1,148 (-15%)	0mo	$169,680	$148	44
741 1st St SE	0.70mi	3/1.0	1,144 (-15%)	0mo	$43,050	$38	38

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: 9.7%
• Equity multiple: 1.38×
• Total profit: $10,191
• Equity at exit: $14,165

10-year hold

• IRR: 18.9%
• Equity multiple: 2.57×
• Total profit: $41,869
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$498
• Tax from tax record: −$116 /mo · $1,391/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $401

Break-even live

Break-even rent $827

Max offer price $95,000

Occupancy floor 65%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 15th St SW Massillon, OH	3.0	1.0	936	$1,250	$1.34	44d	1	0.57mi
111 Maple Ave SE Massillon, OH	3.0	1.0	1300	$1,050	$0.81	13d	1	0.76mi
709 3rd St SE Massillon, OH	4.0	1.5	1233	$1,300	$1.05	44d	1	0.81mi
450 South Ave SE Massillon, OH	2.0	1.5	1270	$1,236	$0.97	14d	1	0.91mi
1704 13th St SE Massillon, OH	3.0	1.0	1248	$1,300	$1.04	21d	1	1.37mi

Listing history 4 events

1. 2026-06-13
   statusdays on market $95,000 Pending 4 DOM
2. 2026-06-10
   days on market $95,000 Active 2 DOM
3. 2026-06-09
   remarks 699-char remark
4. 2026-06-09
   listed $95,000 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: $1,391 · $116/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: +$46/yr (+$4/mo · 3.3%)

ⓘ 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 ≥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: $16,026
• − Mortgage interest: −$5,321
• − Property taxes: −$1,391
• − Insurance: −$475
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,764
• Taxable income: $3,511
• Est. tax owed @ 24.0%: −$843
• After-tax cash flow: $3,974/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

+72.7% since first listed

8 events — show timeline

• 2026-06-08 Listed $95,000 MLSNOW
• 2020-01-17 Sold (MLS) $53,000 MLSNOW
• 2019-12-09 Sold (Public Records) $53,000 Public Records
• 2019-09-23 Pending — MLSNOW
• 2019-08-26 Contingent — MLSNOW
• 2019-08-24 Listed $51,500 MLSNOW
• 2019-03-20 Listing Removed — MLSNOW
• 2018-12-15 Listed $55,000 MLSNOW

Property tax history

+5.1%/yr

Latest (2024): $1,391 · +37.5% YoY. Source: county tax records.