121 Chestnut Ave NE · Massillon, OH 44646

$94,900

4 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 14 Days on market

Built 1919 2,130 sqft lot Est $121k · 21% under

---

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 +8.6/10.0
• 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 MLS

Meticulously maintained 3 bedroom 1 bath home located in the heart of massillon seconds from downtown, restaurants, shopping, and route 21. This house has all the beautiful original hardwood trim and base boards. The home offers a large living room open to the dinning room and kitchen. All the kitchen appliances are included in the sale of the home. Upstairs there are 3 large bedrooms along with the full bathroom. Off the bathroom is access to the 3rd floor attic space that could be finished and perfect for a rec room. Under all the carpeting is beautiful hardwood floors. The full unfinished basement has tons of potential and is ready to be customized by its new owner.

Key facts

• Third-floor attic
• Spacious living room
• 2,130 sq ft lot

Tags

• ORIGINAL HARDWOOD TRIM
• SPACIOUS LIVING ROOM
• FULL UNFINISHED BASEMENT
• THIRD-FLOOR ATTIC

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Detached garage (2 car)
• Utilities: Public water; Public sewer
• Home design: 2 stories; Aluminum siding construction; Asphalt/fiberglass roof; Built year from public records
• Construction: Aluminum siding; Asphalt/Fiberglass roof
• Exterior features: Deck; Enclosed porch; Patio; Porch; North-facing

Interior

• Kitchen: First-floor kitchen (linoleum flooring, 12 x 11)
• Bedrooms: Second-floor bedroom (12 x 11); Second-floor bedroom (12 x 12); Second-floor bedroom (12 x 11); Third-floor room (17 x 16) — listed as Other
• Flooring: Linoleum in kitchen and bathroom; Wood flooring in third-floor room
• Bathrooms: One full bathroom (second floor, linoleum flooring)
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Full, unfinished basement; Total of 8 rooms; Has a view

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $378 ($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 11.1% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $656 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 + 6.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $43k; list at $95k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1919 — 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: 1.36% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $120,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Chestnut Ave NE	0.00mi	3/1.0 (-1)	1,456 (0%)	1mo	$83,000	$57	94
23 Willard Ave NE	0.24mi	3/1.0 (-1)	1,424 (-2%)	1mo	$74,200	$52	79
217 2nd St NE	0.08mi	3/1.0 (-1)	1,308 (-10%)	1mo	$140,000	$107	74
711 North Ave NE	0.40mi	3/1.0 (-1)	1,362 (-6%)	4mo	$144,500	$106	62
1221 North Ave NE	0.72mi	3/1.5 (-1)	1,450 (-0%)	2mo	$115,000	$79	57
431 5th St SW	0.70mi	3/1.0 (-1)	1,396 (-4%)	1mo	$135,000	$97	55
815 Amherst Rd NE	0.40mi	3/2.0 (-1)	1,622 (+11%)	0mo	$45,000	$28	53
861 Cherry Rd NW	0.66mi	3/1.0 (-1)	1,560 (+7%)	3mo	$129,000	$83	50
418 9th St NE	0.49mi	3/1.0 (-1)	1,248 (-14%)	0mo	$110,000	$88	48
404 Pike Ave SW	0.68mi	3/1.0 (-1)	1,310 (-10%)	0mo	$62,000	$47	46
64 10th St SE	0.63mi	3/2.0 (-1)	1,646 (+13%)	2mo	$75,000	$46	39
739 Vogel Ave NE	0.69mi	3/1.0 (-1)	1,250 (-14%)	2mo	$149,900	$120	37

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: 11.7%
• Equity multiple: 1.48×
• Total profit: $12,751
• Equity at exit: $14,150

10-year hold

• IRR: 22.9%
• Equity multiple: 3.25×
• Total profit: $59,893
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $378

Break-even live

Break-even rent $813

Max offer price $94,900

Occupancy floor 66%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 3rd St SE Massillon, OH	4.0	1.5	1233	$1,300	$1.05	43d	1	0.81mi
111 Maple Ave SE Massillon, OH	3.0	1.0	1300	$1,050	$0.81	13d	1	0.95mi
1715 Connecticut Ave SE Massillon, OH	3.0	1.0	1048	$1,200	$1.15	43d	1	1.09mi
717 15th St SW Massillon, OH	3.0	1.0	936	$1,250	$1.34	43d	1	1.30mi

Listing history 6 events

1. 2026-04-17
   status Pending
2. 2026-04-02
   listed $94,900 Active
3. 2020-10-16
   soldstatus $43,000 Closed 677-char remark

   Show marketing remark (677 chars)

   Meticulously maintained 3 bedroom 1 bath home located in the heart of massillon seconds from downtown, restaurants, shopping, and route 21. This house has all the beautiful original hardwood trim and base boards. The home offers a large living room open to the dinning room and kitchen. All the kitchen appliances are included in the sale of the home. Upstairs there are 3 large bedrooms along with the full bathroom. Off the bathroom is access to the 3rd floor attic space that could be finished and perfect for a rec room. Under all the carpeting is beautiful hardwood floors. The full unfinished basement has tons of potential and is ready to be customized by its new owner.

4. 2020-10-01
   status Pending 677-char remark

   Show marketing remark (677 chars)

   Meticulously maintained 3 bedroom 1 bath home located in the heart of massillon seconds from downtown, restaurants, shopping, and route 21. This house has all the beautiful original hardwood trim and base boards. The home offers a large living room open to the dinning room and kitchen. All the kitchen appliances are included in the sale of the home. Upstairs there are 3 large bedrooms along with the full bathroom. Off the bathroom is access to the 3rd floor attic space that could be finished and perfect for a rec room. Under all the carpeting is beautiful hardwood floors. The full unfinished basement has tons of potential and is ready to be customized by its new owner.

5. 2020-08-26
   listed $49,900 Active 677-char remark

   Show marketing remark (677 chars)

   Meticulously maintained 3 bedroom 1 bath home located in the heart of massillon seconds from downtown, restaurants, shopping, and route 21. This house has all the beautiful original hardwood trim and base boards. The home offers a large living room open to the dinning room and kitchen. All the kitchen appliances are included in the sale of the home. Upstairs there are 3 large bedrooms along with the full bathroom. Off the bathroom is access to the 3rd floor attic space that could be finished and perfect for a rec room. Under all the carpeting is beautiful hardwood floors. The full unfinished basement has tons of potential and is ready to be customized by its new owner.

6. 1991-11-19
   soldstatus $23,000

ⓘ 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: $1,264 · $105/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$108/yr (+$9/mo · 8.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 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: $15,495
• − Mortgage interest: −$5,316
• − Property taxes: −$1,264
• − Insurance: −$474
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,761
• Taxable income: $3,201
• Est. tax owed @ 24.0%: −$768
• After-tax cash flow: $3,763/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

+312.6% since first listed

6 events — show timeline

• 2026-04-17 Pending — MLSNOW
• 2026-04-02 Listed $94,900 MLSNOW
• 2020-10-16 Sold (MLS) $43,000 MLSNOW
• 2020-10-01 Pending — MLSNOW
• 2020-08-26 Listed $49,900 MLSNOW
• 1991-11-19 Sold (Public Records) $23,000 Public Records

Property tax history

+2.9%/yr

Latest (2024): $1,264 · -1.5% YoY. Source: county tax records.