2196 17th St SW · Massillon, OH 44647

$175,500

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 216 Days on market

Built 1946 $174/sqft · 19% below area Est $217k · 19% under

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly remodeled 3 bedroom 1 bathroom bungalow on nearly half an acre lot . 485 in country setting yet still in city limits. Conveniently located close to amenities…restaurants and shopping. Easy access to Route 21 and Route 30. All new flooring throughout home. New kitchen cabinetry and all new appliances. Completely remodeled bathroom. Freshly painted walls and ceilings in entire home. New roof, new siding and new deck off back of home. Large detached garage. Come see this one for yourself. It won’t last long!

Key facts

• New siding
• All new appliances
• New deck

Tags

• NEW KITCHEN CABINETRY
• ALL NEW APPLIANCES
• COMPLETELY REMODELED BATHROOM
• NEW ROOF
• NEW SIDING
• NEW DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $34 ($408/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (18.9% below list).
• Recommended offer: $142k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 1 comparable units currently listed for rent nearby; 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 $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.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,383 (18.9% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.81% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (median comp): $216,622
• List price: $175,500
• Delta: -18.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2445 Pigeon Run Rd SW	0.27mi	2/2.0 (-1)	1,049 (+4%)	7mo	$175,000	$167	66
1833 Carlene Ave SW	0.47mi	3/1.0	936 (-7%)	1mo	$230,500	$246	66
1371 17th St SW	0.18mi	3/2.0	1,080 (+7%)	13mo	$260,900	$242	65
1002 15th St SW	0.56mi	3/2.0	968 (-4%)	1mo	$182,500	$189	63
2292 Westhaven Dr SW	0.17mi	2/1.0 (-1)	880 (-13%)	13mo	$160,000	$182	56
1815 Carlene Ave SW	0.46mi	3/2.0	936 (-7%)	9mo	$191,000	$204	55
1110 14th St SW	0.54mi	3/2.0	1,092 (+8%)	7mo	$220,000	$201	51
1023 Niles St SW	0.53mi	3/1.0	1,070 (+6%)	17mo	$197,000	$184	50
804 15th St SW	0.65mi	3/1.0	1,148 (+14%)	0mo	$169,680	$148	46
1769 22nd St SW	0.51mi	2/1.0 (-1)	864 (-14%)	4mo	$190,000	$220	44
2008 Tremont Ave SW	0.72mi	2/2.0 (-1)	976 (-3%)	16mo	$145,000	$149	38
909 22nd St SW	0.67mi	2/2.0 (-1)	1,116 (+11%)	13mo	$170,000	$152	31

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-26,326
• Equity at exit: $26,168

10-year hold

• IRR: -6.5%
• Equity multiple: 0.59×
• Total profit: $-20,353
• Equity at exit: $15,174

Cash invested: $49,140 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$920
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $34

Break-even live

Break-even rent $1,381

Max offer price $175,500

Occupancy floor 93%

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: $43,875
• Closing costs: $5,265
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.69mi

Listing history 20 events

1. 2026-06-18
   days on market $175,500 Active 216 DOM
2. 2026-06-17
   days on market $175,500 Active 215 DOM
3. 2026-06-16
   days on market $175,500 Active 214 DOM
4. 2026-06-15
   days on market $175,500 Active 213 DOM
5. 2026-06-14
   days on market $175,500 Active 211 DOM
6. 2026-06-13
   days on market $175,500 Active 210 DOM
7. 2026-06-10
   days on market $175,500 Active 208 DOM
8. 2026-06-09
   days on market $175,500 Active 207 DOM
9. 2026-06-08
   days on market $175,500 Active 206 DOM
10. 2026-06-07
    days on market $175,500 Active 205 DOM
11. 2026-06-02
    days on market $175,500 Active 200 DOM
12. 2026-06-01
    days on market $175,500 Active 199 DOM
13. 2026-05-31
    days on market $175,500 Active 198 DOM
14. 2026-05-30
    days on market $175,500 Active 197 DOM
15. 2026-02-24
    soldstatus $160,000
16. 2025-11-10
    listed $175,500 Active 529-char remark

    Show marketing remark (529 chars)

    Newly remodeled 3 bedroom 1 bathroom bungalow on nearly half an acre lot . 485 in country setting yet still in city limits. Conveniently located close to amenities…restaurants and shopping. Easy access to Route 21 and Route 30. All new flooring throughout home. New kitchen cabinetry and all new appliances. Completely remodeled bathroom. Freshly painted walls and ceilings in entire home. New roof, new siding and new deck off back of home. Large detached garage. Come see this one for yourself. It won’t last long!

17. 2010-02-09
    historical
18. 2009-10-09
    listed $59,900
19. 1997-03-04
    soldstatus $56,000
20. 1996-08-05
    soldstatus $38,000

ⓘ 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: $1,168 · $97/mo
• Projected year-2 tax: $1,953 · $163/mo
• Expected delta: +$785/yr (+$65/mo · 67.2%)

ⓘ 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: $17,086
• − Mortgage interest: −$9,831
• − Property taxes: −$1,168
• − Insurance: −$878
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$5,105
• Taxable loss: −$2,630
• Est. tax savings @ 24.0%: +$631
• After-tax cash flow: $1,039/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

+321.1% since first listed

6 events — show timeline

• 2026-02-24 Sold (Public Records) $160,000 Public Records
• 2025-11-10 Listed $175,500 Fizber.com
• 2010-02-09 Listing Removed — MLSNOW
• 2009-10-09 Listed $59,900 MLSNOW
• 1997-03-04 Sold (Public Records) $56,000 Public Records
• 1996-08-05 Sold (Public Records) $38,000 Public Records

Property tax history

+0.2%/yr

Latest (2023): $1,168 · -0.3% YoY. Source: county tax records.