1241 Bison St NW · Massillon, OH 44647

$170,000

2 bd · 2.0 ba · 1,452 sqft · SingleFamily public records · 4 Days on market

Built 1987 1.18 ac lot $117/sqft · 12% below area Est $193k · 12% under

---

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).

• Cash flow +13.1/30.0
• ARV discount +12.9/15.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1241 Bison St. This two bedroom, two bathroom home sits on just over an acre of land. The lot is divided into two sections, the front portion offers lawn space, complete with fenced in dog yard. The back section of the lot, which is separated by a stream flowing through the yard, features a wooded hillside which has endless possibilities for the nature lover. The spacious two car garage has a mechanics pit. The interior of the home, features built-in drawers in the dining room and bedroom, along with a bult-in eat in bar. The family room offers a connection and chimney for a wood burning stove to be placed for winter time heating. The unfinished basement has updated HVAC and wate

Key facts

• Built-in drawers
• Mechanics pit
• Wooded hillside

Tags

• FENCED IN DOG YARD
• WOODED HILLSIDE
• MECHANICS PIT
• BUILT-IN DRAWERS
• BUILT-IN EAT IN BAR
• UPDATED HVAC

Property features AI

Finance

• Other: Above-grade finished area reported as 1,452 (per public records)

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public sewer; Public water and well
• Home design: Single-story home; Wood siding; Shingle roof
• Construction: Built per public records; Wood siding construction; Shingle roof
• Exterior features: Chain link fencing; Approximately 1.18-acre lot

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-61 ($-734/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (23.0% below list).
• Recommended offer: $131k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.8% 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: Gorrell Elementary School (math 52% / reading 42%, grade D-, #942 of 1,584 statewide, top 61%, 408 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: 103 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,983 (23.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.77% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (median comp): $193,321
• List price: $170,000
• Delta: -12.06%
• 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
1303 Bison St NW	0.08mi	3/2.0 (+1)	1,456 (+0%)	5mo	$185,000	$127	87
600 24th St NW	0.30mi	3/1.0 (+1)	1,448 (-0%)	13mo	$200,000	$138	66
578 25th St NW	0.25mi	3/2.5 (+1)	1,368 (-6%)	9mo	$222,000	$162	64
586 23rd St NW	0.34mi	3/2.0 (+1)	1,588 (+9%)	3mo	$249,900	$157	61
2903 Poplar St NW	0.40mi	3/1.5 (+1)	1,324 (-9%)	2mo	$260,000	$196	58
10880 Singer St NW	0.31mi	3/2.0 (+1)	1,612 (+11%)	9mo	$249,000	$154	55
811 30th St NW	0.62mi	3/2.0 (+1)	1,416 (-2%)	13mo	$195,000	$138	51
313 23rd St NW	0.60mi	3/1.5 (+1)	1,377 (-5%)	8mo	$216,000	$157	50
462 Ford St NW	0.55mi	3/2.0 (+1)	1,264 (-13%)	1mo	$231,000	$183	47
860 17th St NW	0.73mi	3/2.0 (+1)	1,339 (-8%)	7mo	$200,000	$149	42
322 21st St NW	0.73mi	3/2.0 (+1)	1,248 (-14%)	1mo	$203,367	$163	37
350 26th St NW	0.65mi	3/1.5 (+1)	1,252 (-14%)	10mo	$169,900	$136	32

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-31,470
• Equity at exit: $25,348

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-32,533
• Equity at exit: $14,698

Cash invested: $47,600 (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: 103
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$71
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-61

Break-even live

Break-even rent $1,387

Max offer price $159,201

Occupancy floor 100%

Sensitivity live

Price	-10% $35	-5% $-13	+0% $-61	+5% $-109	+10% $-157
Rent	-10% $-165	-5% $-113	+0% $-61	+5% $-9	+10% $42
Rate	-1.0pp $24	-0.5pp $-18	base $-61	+0.5pp $-105	+1.0pp $-150

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: $42,500
• Closing costs: $5,100
• 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	45d	1	1.24mi

Listing history 2 events

1. 2026-05-05
   status Pending 922-char remark
2. 2026-05-01
   listed $170,000 Active 922-char remark

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$858/yr (+$71/mo · 91.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $15,718
• − Mortgage interest: −$9,523
• − Property taxes: −$936
• − Insurance: −$1,516
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$4,945
• Taxable loss: −$3,718
• Est. tax savings @ 24.0%: +$892
• After-tax cash flow: $159/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

• 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

+21.8% since first listed

4 events — show timeline

• 2026-06-04 Sold (Public Records) $207,000 Public Records
• 2026-06-04 Sold (MLS) $207,000 MLSNOW
• 2026-05-05 Pending — MLSNOW
• 2026-05-01 Listed $170,000 MLSNOW

Property tax history

-1.5%/yr

Latest (2024): $936 · +367.5% YoY. Source: county tax records.