323 2nd St NE · Massillon, OH 44646

$119,900

3 bd · 1.0 ba · 1,691 sqft · SingleFamily public records · 13 Days on market

Built 1882 6,385 sqft lot Est $140k · 15% 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 +19.6/30.0
• ARV discount +14.1/15.0
• DSCR +6.2/10.0
• 1% rule +5.1/10.0
• 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

Bring this beauty back to life! Located on a corner lot, this large Massillon colonial offers floor to ceiling windows, original woodwork and built in cabinetry. Front porch, back porch and large back yard with a shed. Three bedrooms, bonus room on main floor and two full bathrooms! Enter into the spacious living room that is open to the formal dining room. The kitchen offers build in cabinets. The back hall leads to the first floor bedroom, full bath, laundry area and access to the back porch/yard. Up stairs you will find two more bedrooms and another full bath. Sold AS IS. First 15 days open only to offers from Military/Veterans/Surviving spouces/First Responders (Police, Fire and EMT)/Teachers. Call for more details and to schedule your showing today!

Key facts

• Fenced backyard
• Corner lot
• 6,385 sq ft lot

Tags

• CORNER LOT
• FENCED BACKYARD
• STRONG RENTAL HISTORY

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Above-grade finished area about 1,691
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Lot approximately 56 x 114

Interior

• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced-air heating (gas)
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 7.7% 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); 209 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $829 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

• Only 13 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 $41k; list at $120k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1882 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1882 — 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: 1.01% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $140,353
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 3rd St NE	0.10mi	4/3.0 (+1)	1,716 (+2%)	3mo	$175,000	$102	78
213 Chestnut Ave NE	0.04mi	3/1.5	1,534 (-9%)	6mo	$115,000	$75	76
121 Chestnut Ave NE	0.05mi	3/1.0	1,456 (-14%)	1mo	$83,000	$57	74
727 Amherst Rd NE	0.27mi	3/1.5	1,764 (+4%)	5mo	$169,000	$96	74
815 Amherst Rd NE	0.36mi	3/2.0	1,622 (-4%)	0mo	$45,000	$28	72
111 9th St NE	0.44mi	3/1.5	1,745 (+3%)	0mo	$162,000	$93	72
710 North Ave NE	0.35mi	3/2.0	1,579 (-7%)	6mo	$130,000	$82	64
64 10th St SE	0.59mi	3/2.0	1,646 (-3%)	2mo	$75,000	$46	63
1110 2nd St NE	0.74mi	3/2.0	1,632 (-4%)	3mo	$239,900	$147	53
861 Cherry Rd NW	0.71mi	3/1.0	1,560 (-8%)	3mo	$129,000	$83	51
1023 Roosevelt St NE	0.64mi	3/1.5	1,528 (-10%)	7mo	$165,000	$108	47
1221 North Ave NE	0.68mi	3/1.5	1,450 (-14%)	2mo	$115,000	$79	41

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,783
• Equity at exit: $17,877

10-year hold

• IRR: 7.7%
• Equity multiple: 1.66×
• Total profit: $22,184
• Equity at exit: $10,367

Cash invested: $33,572 (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: 209
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $138

Break-even live

Break-even rent $1,037

Max offer price $119,900

Occupancy floor 84%

Sensitivity live

Price	-10% $206	-5% $172	+0% $138	+5% $104	+10% $70
Rent	-10% $43	-5% $90	+0% $138	+5% $186	+10% $234
Rate	-1.0pp $199	-0.5pp $169	base $138	+0.5pp $107	+1.0pp $76

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
450 South Ave SE Massillon, OH	2.0	1.5	1270	$1,236	$0.97	14d	1	0.56mi
709 3rd St SE Massillon, OH	4.0	1.5	1233	$1,300	$1.05	44d	1	0.78mi
111 Maple Ave SE Massillon, OH	3.0	1.0	1300	$1,050	$0.81	14d	1	0.93mi
311 Gail Ave NE Unit 325 Massillon, OH	2.0	2.0	1082	$1,095	$1.01	14d	1	0.95mi

Listing history 11 events

1. 2026-06-18
   days on market $119,900 Active 13 DOM
2. 2026-06-17
   days on market $119,900 Active 12 DOM
3. 2026-06-16
   days on market $119,900 Active 11 DOM
4. 2026-06-15
   days on market $119,900 Active 10 DOM
5. 2026-06-14
   days on market $119,900 Active 8 DOM
6. 2026-06-13
   days on market $119,900 Active 7 DOM
7. 2026-06-10
   days on market $119,900 Active 5 DOM
8. 2026-06-09
   days on market $119,900 Active 4 DOM
9. 2026-06-08
   days on market $119,900 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $119,900 Active 2 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: $1,690 · $141/mo
• Projected year-2 tax: $1,780 · $148/mo
• Expected delta: +$90/yr (+$8/mo · 5.4%)

ⓘ 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: $14,550
• − Mortgage interest: −$6,716
• − Property taxes: −$1,690
• − Insurance: −$600
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$3,488
• Taxable loss: −$271
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $1,725/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

+200.5% since first listed

5 events — show timeline

• 2026-06-05 Listed $119,900 MLSNOW
• 2020-11-30 Pending — MLSNOW
• 2020-11-30 Sold (MLS) $41,100 MLSNOW
• 2020-11-06 Contingent — MLSNOW
• 2020-10-07 Listed $39,900 MLSNOW

Property tax history

+1.5%/yr

Latest (2024): $1,690 · +118.4% YoY. Source: county tax records.