3130 Lincoln Way W · Massillon, OH 44647

$143,900

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 230 Days on market

Built 1947 0.26 ac lot $156/sqft · 12% below area Est $164k · 12% under

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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 +20.8/30.0
• ARV discount +13.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.9/10.0
• 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 MLS

This affordable NW Massillon home is just what you've been waiting for! With two bedrooms on the main level along with the possibility of two more bedrooms upstairs! The unfinished basement is waiting for your creativity. You will appreciate the large, private backyard and back deck; the perfect place to relax and unwind! There is a detached garage to store your items out of the elements as well as two driveways! (One shared) With close proximity to both Tuslaw and downtown Massillon! Schedule your showing today!

Key facts

• Two driveways
• Private backyard
• Back deck

Tags

• PRIVATE BACKYARD
• BACK DECK
• DETACHED GARAGE
• TWO DRIVEWAYS
• CLOSE PROXIMITY TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/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 (1.3% below list).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Market conditions: 102 active listings in the ZIP; 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 $995 of loan paydown is wiped out by about $4k 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 230 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (median comp): $163,902
• List price: $143,900
• Delta: -12.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
942 32nd St NW	0.09mi	3/1.0	1,002 (+8%)	0mo	$169,900	$170	82
450 Noble Pl NW	0.35mi	3/1.0	864 (-6%)	6mo	$180,000	$208	67
824 Hemlock St NW	0.34mi	2/1.0 (-1)	952 (+3%)	13mo	$167,000	$175	63
166 Rolling Park Dr N	0.75mi	2/1.0 (-1)	910 (-2%)	3mo	$27,500	$30	55
1146 Kenyon Ave NW	0.72mi	3/1.0	971 (+5%)	14mo	$160,000	$165	47
2855 Poplar St NW	0.47mi	3/2.0	1,048 (+13%)	8mo	$211,500	$202	45
241 Page St NW	0.75mi	3/1.0	864 (-6%)	14mo	$136,900	$158	43
2744 Duane Ave NW	0.60mi	2/1.0 (-1)	1,028 (+11%)	15mo	$180,000	$175	36
2606 Lincoln Way #51 W	0.73mi	3/2.0	1,024 (+11%)	23mo	$60,999	$60	24

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-10,830
• Equity at exit: $21,456

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $6,592
• Equity at exit: $12,442

Cash invested: $40,292 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$111 /mo · $1,338/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $196

Break-even live

Break-even rent $1,172

Max offer price $143,900

Occupancy floor 81%

Sensitivity live

Price	-10% $278	-5% $237	+0% $196	+5% $156	+10% $115
Rent	-10% $84	-5% $140	+0% $196	+5% $253	+10% $309
Rate	-1.0pp $269	-0.5pp $233	base $196	+0.5pp $159	+1.0pp $121

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: $35,975
• Closing costs: $4,317
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $143,900 Active 230 DOM
2. 2026-06-17
   days on market $143,900 Active 229 DOM
3. 2026-06-16
   days on market $143,900 Active 228 DOM
4. 2026-06-15
   days on market $143,900 Active 227 DOM
5. 2026-06-14
   days on market $143,900 Active 225 DOM
6. 2026-06-13
   days on market $143,900 Active 224 DOM
7. 2026-06-10
   days on market $143,900 Active 222 DOM
8. 2026-06-09
   days on market $143,900 Active 221 DOM
9. 2026-06-08
   days on market $143,900 Active 220 DOM
10. 2026-06-07
    statusdays on market $143,900 Active 219 DOM
11. 2026-06-01
    statusdays on market $143,900 Pending 218 DOM
12. 2026-05-31
    days on market $143,900 Active 217 DOM
13. 2026-05-30
    days on market $143,900 Active 216 DOM
14. 2026-05-15
    status Active 518-char remark

    Show marketing remark (518 chars)

    This affordable NW Massillon home is just what you've been waiting for! With two bedrooms on the main level along with the possibility of two more bedrooms upstairs! The unfinished basement is waiting for your creativity. You will appreciate the large, private backyard and back deck; the perfect place to relax and unwind! There is a detached garage to store your items out of the elements as well as two driveways! (One shared) With close proximity to both Tuslaw and downtown Massillon! Schedule your showing today!

15. 2026-04-22
    status Pending 518-char remark

    Show marketing remark (518 chars)

    This affordable NW Massillon home is just what you've been waiting for! With two bedrooms on the main level along with the possibility of two more bedrooms upstairs! The unfinished basement is waiting for your creativity. You will appreciate the large, private backyard and back deck; the perfect place to relax and unwind! There is a detached garage to store your items out of the elements as well as two driveways! (One shared) With close proximity to both Tuslaw and downtown Massillon! Schedule your showing today!

16. 2026-03-01
    price $143,900 518-char remark

    Show marketing remark (518 chars)

    This affordable NW Massillon home is just what you've been waiting for! With two bedrooms on the main level along with the possibility of two more bedrooms upstairs! The unfinished basement is waiting for your creativity. You will appreciate the large, private backyard and back deck; the perfect place to relax and unwind! There is a detached garage to store your items out of the elements as well as two driveways! (One shared) With close proximity to both Tuslaw and downtown Massillon! Schedule your showing today!

17. 2025-10-03
    listed $144,900 Active 518-char remark

    Show marketing remark (518 chars)

    This affordable NW Massillon home is just what you've been waiting for! With two bedrooms on the main level along with the possibility of two more bedrooms upstairs! The unfinished basement is waiting for your creativity. You will appreciate the large, private backyard and back deck; the perfect place to relax and unwind! There is a detached garage to store your items out of the elements as well as two driveways! (One shared) With close proximity to both Tuslaw and downtown Massillon! Schedule your showing today!

18. 2023-07-13
    soldstatus $130,000 Closed 502-char remark

    Show marketing remark (502 chars)

    This affordable NW Massillon home is just what you've been waiting for! With two bedrooms on the main level along with the possibility of two more bedrooms upstairs! The unfinished basement is waiting for your creativity. You will appreciate the large, private backyard and back deck; the perfect place to relax and unwind! There is a detached garage to store your items out of the elements. With close proximity to both Tuslaw and downtown Massillon! Schedule your showing today as this will not last!

19. 2023-07-13
    soldstatus $130,000

    Show marketing remark (502 chars)

    This affordable NW Massillon home is just what you've been waiting for! With two bedrooms on the main level along with the possibility of two more bedrooms upstairs! The unfinished basement is waiting for your creativity. You will appreciate the large, private backyard and back deck; the perfect place to relax and unwind! There is a detached garage to store your items out of the elements. With close proximity to both Tuslaw and downtown Massillon! Schedule your showing today as this will not last!

20. 2023-06-16
    status Pending 502-char remark

    Show marketing remark (502 chars)

    This affordable NW Massillon home is just what you've been waiting for! With two bedrooms on the main level along with the possibility of two more bedrooms upstairs! The unfinished basement is waiting for your creativity. You will appreciate the large, private backyard and back deck; the perfect place to relax and unwind! There is a detached garage to store your items out of the elements. With close proximity to both Tuslaw and downtown Massillon! Schedule your showing today as this will not last!

21. 2023-06-13
    listed $118,000 Active 502-char remark

    Show marketing remark (502 chars)

    This affordable NW Massillon home is just what you've been waiting for! With two bedrooms on the main level along with the possibility of two more bedrooms upstairs! The unfinished basement is waiting for your creativity. You will appreciate the large, private backyard and back deck; the perfect place to relax and unwind! There is a detached garage to store your items out of the elements. With close proximity to both Tuslaw and downtown Massillon! Schedule your showing today as this will not last!

22. 2016-03-11
    soldstatus $69,000
23. 2016-03-10
    soldstatus $65,000 Sold
24. 2016-02-01
    status Pending
25. 2015-10-14
    listed $72,500 Active
26. 2015-10-07
    historical
27. 2015-04-03
    listed $77,500 Active
28. 2009-08-29
    historical
29. 2009-05-29
    listed $82,000
30. 2001-05-14
    soldstatus $72,000
31. 2001-03-05
    listed $67,000
32. 1995-08-22
    soldstatus $51,000
33. 1990-10-09
    soldstatus $20,000

ⓘ 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: $1,338 · $111/mo
• Projected year-2 tax: $1,791 · $149/mo
• Expected delta: +$454/yr (+$38/mo · 33.9%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,050
• − Mortgage interest: −$8,061
• − Property taxes: −$1,338
• − Insurance: −$720
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$4,186
• Taxable income: $18
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $2,352/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

+619.5% since first listed

20 events — show timeline

• 2026-05-15 Relisted — MLSNOW
• 2026-04-22 Pending — MLSNOW
• 2026-03-01 Price Changed $143,900 MLSNOW
• 2025-10-03 Listed $144,900 MLSNOW
• 2023-07-13 Sold (Public Records) $130,000 Public Records
• 2023-07-13 Sold (MLS) $130,000 MLSNOW
• 2023-06-16 Pending — MLSNOW
• 2023-06-13 Listed $118,000 MLSNOW
• 2016-03-11 Sold (Public Records) $69,000 Public Records
• 2016-03-10 Sold (MLS) $65,000 MLSNOW
• 2016-02-01 Pending — MLSNOW
• 2015-10-14 Listed $72,500 MLSNOW
• 2015-10-07 Listing Removed — MLSNOW
• 2015-04-03 Listed $77,500 MLSNOW
• 2009-08-29 Listing Removed — MLSNOW
• 2009-05-29 Listed $82,000 MLSNOW
• 2001-05-14 Sold (Public Records) $72,000 Public Records
• 2001-03-05 Listed $67,000 MLSNOW
• 1995-08-22 Sold (Public Records) $51,000 Public Records
• 1990-10-09 Sold (Public Records) $20,000 Public Records

Property tax history

+4.9%/yr

Latest (2024): $1,338 · -3.7% YoY. Source: county tax records.