1303 Tremont Ave SW · Massillon, OH 44647

$119,900

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 19 Days on market

Built 1892 0.26 ac lot Est $152k · 21% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• 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

This three bedroom colonial has been updated to include newer siding (roof and garage), A/C, LVT flooring, updated kitchen and bathrooms, main floor laundry and more! Currently rented on a month to month lease. Whether adding to your portfolio or a first time home buyer, this property will be sure to please!

Key facts

• Main floor laundry
• Newer siding
• Updated bathrooms

Tags

• NEWER SIDING
• UPDATED KITCHEN
• UPDATED BATHROOMS
• MAIN FLOOR LAUNDRY

Property features AI

Finance

• Financial info: Annual taxes reported

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Two-story home; Year built from public records
• Construction: Asphalt/fiberglass roof; Vinyl siding construction
• Exterior features: Vinyl siding

Interior

• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Unfinished basement; One fireplace

🏷️ Possibly a rental listed for sale. The $119,900 price doesn't fit this home's estimated sale value (~$151,632) and the remarks read like a rental — treat the cards below with caution.

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 $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $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

• It's been on market 19 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $120k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1892 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1892 — 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: 1.04% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $151,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 14th St NW	0.22mi	2/1.0 (-1)	981 (+1%)	4mo	$125,000	$127	79
1002 15th St SW	0.34mi	3/2.0	968 (-0%)	1mo	$182,500	$189	79
127 12th St NW	0.24mi	2/1.0 (-1)	1,004 (+3%)	3mo	$69,900	$70	76
324 Snyder Pl SW	0.30mi	2/1.0 (-1)	972 (0%)	7mo	$149,000	$153	75
803 12th St SW	0.22mi	3/1.0	1,040 (+7%)	6mo	$162,000	$156	73
1833 Carlene Ave SW	0.59mi	3/1.0	936 (-4%)	1mo	$230,500	$246	66
644 Tremont Ave SW	0.43mi	4/2.0 (+1)	1,031 (+6%)	3mo	$80,100	$78	59
1815 Carlene Ave SW	0.57mi	3/2.0	936 (-4%)	9mo	$191,000	$204	56
1110 14th St SW	0.39mi	3/2.0	1,092 (+12%)	7mo	$220,000	$201	51
718 Bebb Ave SW	0.62mi	3/1.0	1,104 (+14%)	5mo	$119,500	$108	44
702 Griffith Ave SW	0.74mi	2/1.0 (-1)	847 (-13%)	2mo	$186,000	$220	38
500 Grosvenor Dr NW	0.74mi	2/1.0 (-1)	876 (-10%)	12mo	$127,500	$146	34

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-7,369
• Equity at exit: $17,877

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $9,110
• 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 44647

• Active inventory: 102
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$118 /mo · $1,421/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $189

Break-even live

Break-even rent $1,009

Max offer price $119,900

Occupancy floor 80%

Sensitivity live

Price	-10% $257	-5% $223	+0% $189	+5% $155	+10% $121
Rent	-10% $91	-5% $140	+0% $189	+5% $239	+10% $288
Rate	-1.0pp $250	-0.5pp $220	base $189	+0.5pp $158	+1.0pp $127

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 3 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	0.22mi
308 Erie St S Unit 17 Massillon, OH	2.0	1.0	700	$635	$0.91	14d	1	0.95mi
308 Erie St S Unit 17 Massillon, OH	2.0	1.0	700	$625	$0.89	44d	1	0.95mi

Listing history 14 events

1. 2026-06-18
   days on market $119,900 Active 19 DOM
2. 2026-06-17
   days on market $119,900 Active 18 DOM
3. 2026-06-16
   days on market $119,900 Active 17 DOM
4. 2026-06-15
   days on market $119,900 Active 16 DOM
5. 2026-06-14
   days on market $119,900 Active 14 DOM
6. 2026-06-13
   days on market $119,900 Active 13 DOM
7. 2026-06-10
   days on market $119,900 Active 11 DOM
8. 2026-06-09
   days on market $119,900 Active 10 DOM
9. 2026-06-08
   days on market $119,900 Active 9 DOM
10. 2026-06-07
    days on market $119,900 Active 8 DOM
11. 2026-06-02
    days on market $119,900 Active 3 DOM
12. 2026-06-01
    days on market $119,900 Active 2 DOM
13. 2026-05-31
    remarks 309-char remark
14. 2026-05-31
    listed $119,900 Active 1 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: $1,421 · $118/mo
• Projected year-2 tax: $1,646 · $137/mo
• Expected delta: +$225/yr (+$19/mo · 15.8%)

ⓘ 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: $14,985
• − Mortgage interest: −$6,716
• − Property taxes: −$1,421
• − Insurance: −$600
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$3,488
• Taxable income: $362
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $2,185/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

+344.1% since first listed

3 events — show timeline

• 2026-05-30 Listed $119,900 MLSNOW
• 1995-12-29 Sold (Public Records) $46,500 Public Records
• 1988-05-23 Sold (Public Records) $27,000 Public Records

Property tax history

+0.5%/yr

Latest (2024): $1,421 · -9.1% YoY. Source: county tax records.