216 Lewis Pl NE · Massillon, OH 44646

$149,900

3 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 10 Days on market

Built 1930 5,248 sqft lot Est $164k · 9% under

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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 +12.7/30.0
• ARV discount +11.5/15.0
• Rent growth +4.0/5.0
• Schools +4.0/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic 2 story colonial! Move-in ready! Fabulous 3 bedroom, 1.5 bath home with character and charm. Newer roof, updated electrical, newer hot water tank, and newer siding. Hardwood floors, dramatic high ceilings, and lots of built ins. See it today.

Key facts

• Charming front porch
• Two story colonial
• Original wood floors

Tags

• TWO STORY COLONIAL
• ORIGINAL WOOD FLOORS
• CHARMING FRONT PORCH
• PRIVATE ACCESS

Property features AI

Finance

• HOA & community: Nearby park

Exterior

• Parking: Detached garage that faces front; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: 2-story house; Faces south; Block foundation
• Construction: Vinyl siding; Shingle roof; Built information from assessor
• Exterior features: Front porch; Rain gutters; Wood fencing; Back yard and front yard; Has a view

Interior

• Kitchen: Microwave; Range; Refrigerator; Kitchen with tile flooring (first floor)
• Bedrooms: Three bedrooms on the second floor (wood flooring)
• Flooring: Wood flooring in living room and bedrooms; Tile flooring in kitchen and bathroom
• Bathrooms: One full bathroom (tile flooring)
• Heating & cooling: Forced air heating (gas); Ceiling fans; Window cooling units
• Interior features: Double pane windows; Optional built-in in living room
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-17 ($-200/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (16.1% below list).
• Recommended offer: $126k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Rents rising fast (+6.0%/yr); 209 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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 $122k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,779 (16.1% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $164,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1221 North Ave NE	0.05mi	3/1.5	1,450 (-6%)	2mo	$115,000	$79	87
736 17th St NE	0.34mi	3/1.5	1,476 (-4%)	2mo	$225,000	$152	76
710 Milburn Rd NE	0.40mi	3/2.0	1,560 (+2%)	2mo	$232,000	$149	76
64 10th St SE	0.28mi	3/2.0	1,646 (+7%)	2mo	$75,000	$46	72
111 9th St NE	0.28mi	3/1.5	1,745 (+14%)	0mo	$162,000	$93	64
815 Amherst Rd NE	0.58mi	3/2.0	1,622 (+6%)	0mo	$45,000	$28	61
842 Seneca St NE	0.33mi	2/2.0 (-1)	1,378 (-10%)	0mo	$173,650	$126	60
711 North Ave NE	0.36mi	3/1.0	1,362 (-11%)	4mo	$144,500	$106	60
953 Carnation St NE	0.63mi	3/3.0	1,574 (+2%)	2mo	$255,000	$162	59
845 16th St NE	0.35mi	4/2.5 (+1)	1,752 (+14%)	3mo	$265,000	$151	48
217 2nd St NE	0.70mi	3/1.0	1,308 (-15%)	1mo	$140,000	$107	40
416 3rd St NE	0.64mi	4/3.0 (+1)	1,716 (+12%)	3mo	$175,000	$102	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: -13.8%
• Equity multiple: 0.49×
• Total profit: $-21,382
• Equity at exit: $22,351

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-2,654
• Equity at exit: $12,961

Cash invested: $41,972 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,258 high
• Mortgage (P&I): −$786
• Tax from tax record: −$162 /mo · $1,941/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-17

Break-even live

Break-even rent $1,279

Max offer price $146,963

Occupancy floor 96%

Sensitivity live

Price	-10% $68	-5% $26	+0% $-17	+5% $-59	+10% $-101
Rent	-10% $-116	-5% $-66	+0% $-17	+5% $33	+10% $83
Rate	-1.0pp $59	-0.5pp $21	base $-17	+0.5pp $-55	+1.0pp $-95

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	15d	1	0.63mi
709 3rd St SE Massillon, OH	4.0	1.5	1233	$1,300	$1.05	45d	1	0.92mi
311 Gail Ave NE Unit 325 Massillon, OH	2.0	2.0	1082	$1,095	$1.01	15d	1	0.98mi
2220 Harsh Ave SE Unit 2220-HR Massillon, OH	2.0	1.5	1080	$1,299	$1.20	22d	1	1.08mi
2220 Harsh Ave SE Unit 2220-HR Massillon, OH	2.0	1.5	1080	$1,199	$1.11	45d	1	1.08mi
2200 Harsh Ave SE Massillon, OH	1.0–2.0	1.0–1.5	811	$1,299	$1.60	14d	1	1.08mi
111 Maple Ave SE Massillon, OH	3.0	1.0	1300	$1,050	$0.81	14d	1	1.10mi
177 25th St SE Massillon, OH	3.0	1.0	1260	$1,200	$0.95	22d	1	1.17mi
371 25th St SE Massillon, OH	3.0	2.0	1300	$1,325	$1.02	45d	1	1.26mi
2716 Bailey St NW Massillon, OH	4.0	2.0	1764	$1,600	$0.91	45d	1	1.33mi
2851 Lincoln Way E Massillon, OH	1.0–2.0	1.0–2.0	875	$2,250	$2.57	14d	1	1.50mi

Listing history 9 events

1. 2026-05-14
   listed $149,900 Active
2. 2022-03-07
   soldstatus $122,000 Closed 250-char remark

   Show marketing remark (250 chars)

   Classic 2 story colonial! Move-in ready! Fabulous 3 bedroom, 1.5 bath home with character and charm. Newer roof, updated electrical, newer hot water tank, and newer siding. Hardwood floors, dramatic high ceilings, and lots of built ins. See it today.

3. 2022-02-10
   status Pending 250-char remark

   Show marketing remark (250 chars)

   Classic 2 story colonial! Move-in ready! Fabulous 3 bedroom, 1.5 bath home with character and charm. Newer roof, updated electrical, newer hot water tank, and newer siding. Hardwood floors, dramatic high ceilings, and lots of built ins. See it today.

4. 2022-01-19
   historical Contingent 250-char remark

   Show marketing remark (250 chars)

   Classic 2 story colonial! Move-in ready! Fabulous 3 bedroom, 1.5 bath home with character and charm. Newer roof, updated electrical, newer hot water tank, and newer siding. Hardwood floors, dramatic high ceilings, and lots of built ins. See it today.

5. 2022-01-11
   listed $119,500 Active 250-char remark

   Show marketing remark (250 chars)

   Classic 2 story colonial! Move-in ready! Fabulous 3 bedroom, 1.5 bath home with character and charm. Newer roof, updated electrical, newer hot water tank, and newer siding. Hardwood floors, dramatic high ceilings, and lots of built ins. See it today.

6. 2009-01-29
   historical
7. 2008-12-12
   historical
8. 2008-11-12
   listed $60,000
9. 2008-09-29
   listed $53,900

ⓘ 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: $1,941 · $162/mo
• Projected year-2 tax: $2,140 · $178/mo
• Expected delta: +$199/yr (+$17/mo · 10.2%)

ⓘ 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 ≥96°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: $15,093
• − Mortgage interest: −$8,397
• − Property taxes: −$1,941
• − Insurance: −$750
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$4,361
• Taxable loss: −$2,769
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $465/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

+178.1% since first listed

9 events — show timeline

• 2026-05-14 Listed $149,900 MLSNOW
• 2022-03-07 Sold (MLS) $122,000 MLSNOW
• 2022-02-10 Pending — MLSNOW
• 2022-01-19 Contingent — MLSNOW
• 2022-01-11 Listed $119,500 MLSNOW
• 2009-01-29 Listing Removed — MLSNOW
• 2008-12-12 Listing Removed — MLSNOW
• 2008-11-12 Listed $60,000 MLSNOW
• 2008-09-29 Listed $53,900 MLSNOW

Property tax history

+4.2%/yr

Latest (2024): $1,941 · -0.8% YoY. Source: county tax records.