37 23rd St NW · Massillon, OH 44647

$169,900

3 bd · 1.0 ba · 1,194 sqft · SingleFamily public records · 2 Days on market

Built 1928 8,712 sqft lot Est $176k · at est.

---

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 +14.7/30.0
• ARV discount +8.9/15.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 1 1/2 Story In Quiet Neighborhood - Lots of new updates, new carpet, new laminate floors, new counters, paint, windows, plumbing, basement water proofing, bath. .. . Back Yard Is Fenced - Toilet in basement, 2 Car Detached Garage. First floor master and small room for an office, playroom or laundry off of first floor bath. two bedrooms upstairs, one down. Water is currently off.

Key facts

• Quiet street
• Additional lot
• Easy access to parks

Tags

• ADDITIONAL LOT
• QUIET STREET
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO PARKS
• EASY ACCESS TO COMMUTER ROUTES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $45 ($534/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 $144k (15.4% below list).
• Recommended offer: $144k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $89k; list at $170k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,712 (15.4% below list)

Questions for the listing agent

1. Built in 1928 — 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. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $175,518
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 23rd St NW	0.00mi	3/1.0	1,194 (0%)	1mo	$175,000	$147	99
2224 Main Ave W	0.08mi	3/2.0	1,176 (-2%)	3mo	$132,500	$113	88
728 Hillside Pl SW	0.24mi	2/1.0 (-1)	1,184 (-1%)	4mo	$162,000	$137	79
2003 Main Ave W	0.24mi	3/1.5	1,260 (+6%)	3mo	$156,000	$124	75
43 14th St NW	0.63mi	3/1.0	1,221 (+2%)	1mo	$150,000	$123	66
420 26th St NW	0.47mi	2/1.5 (-1)	1,204 (+1%)	4mo	$199,900	$166	66
804 15th St SW	0.58mi	3/1.0	1,148 (-4%)	1mo	$169,680	$148	66
322 21st St NW	0.47mi	3/2.0	1,248 (+4%)	1mo	$203,367	$163	66
2743 Lincoln Way NW	0.63mi	3/1.0	1,160 (-3%)	0mo	$134,000	$116	65
1521 Tremont Ave SW	0.56mi	2/1.0 (-1)	1,224 (+2%)	1mo	$138,000	$113	63
462 Ford St NW	0.56mi	3/2.0	1,264 (+6%)	1mo	$231,000	$183	59
327 29th St NW	0.63mi	2/1.5 (-1)	1,285 (+8%)	4mo	$282,900	$220	48

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-24,724
• Equity at exit: $25,333

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-17,997
• Equity at exit: $14,690

Cash invested: $47,572 (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: 103
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $45

Break-even live

Break-even rent $1,381

Max offer price $169,900

Occupancy floor 92%

Sensitivity live

Price	-10% $141	-5% $93	+0% $45	+5% $-4	+10% $-52
Rent	-10% $-69	-5% $-12	+0% $45	+5% $101	+10% $158
Rate	-1.0pp $130	-0.5pp $88	base $45	+0.5pp $1	+1.0pp $-44

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: $42,475
• Closing costs: $5,097
• 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	0.54mi

Listing history 15 events

1. 2026-04-13
   status Pending
2. 2026-04-11
   listed $169,900 Active
3. 2018-05-31
   soldstatus $89,000 Sold 391-char remark

   Show marketing remark (391 chars)

   Adorable 1 1/2 Story In Quiet Neighborhood - Lots of new updates, new carpet, new laminate floors, new counters, paint, windows, plumbing, basement water proofing, bath. .. . Back Yard Is Fenced - Toilet in basement, 2 Car Detached Garage. First floor master and small room for an office, playroom or laundry off of first floor bath. two bedrooms upstairs, one down. Water is currently off.

4. 2018-05-31
   soldstatus $89,000

   Show marketing remark (391 chars)

   Adorable 1 1/2 Story In Quiet Neighborhood - Lots of new updates, new carpet, new laminate floors, new counters, paint, windows, plumbing, basement water proofing, bath. .. . Back Yard Is Fenced - Toilet in basement, 2 Car Detached Garage. First floor master and small room for an office, playroom or laundry off of first floor bath. two bedrooms upstairs, one down. Water is currently off.

5. 2018-05-02
   status Pending 391-char remark

   Show marketing remark (391 chars)

   Adorable 1 1/2 Story In Quiet Neighborhood - Lots of new updates, new carpet, new laminate floors, new counters, paint, windows, plumbing, basement water proofing, bath. .. . Back Yard Is Fenced - Toilet in basement, 2 Car Detached Garage. First floor master and small room for an office, playroom or laundry off of first floor bath. two bedrooms upstairs, one down. Water is currently off.

6. 2018-04-27
   listed $87,500 Active 391-char remark

   Show marketing remark (391 chars)

   Adorable 1 1/2 Story In Quiet Neighborhood - Lots of new updates, new carpet, new laminate floors, new counters, paint, windows, plumbing, basement water proofing, bath. .. . Back Yard Is Fenced - Toilet in basement, 2 Car Detached Garage. First floor master and small room for an office, playroom or laundry off of first floor bath. two bedrooms upstairs, one down. Water is currently off.

7. 2006-04-07
   soldstatus $50,000
8. 2006-04-05
   soldstatus $50,000 410-char remark

   Show marketing remark (410 chars)

   HUD-owned; #412-477023; As-is, no repairs by HUD; Possible FHA available with conditions, meaning any/all lener-req'd inspections/certs done at buyers' expense; MCB makes no warranty as to the existence of mold in this property, and is not liable for the potentially harmful effects thereof; Required HUD Forms, other HUD Listings, & Instructions (general & lead base paint) avail at www. mcbreo.com

9. 2005-12-31
   historical 410-char remark

   Show marketing remark (410 chars)

   HUD-owned; #412-477023; As-is, no repairs by HUD; Possible FHA available with conditions, meaning any/all lener-req'd inspections/certs done at buyers' expense; MCB makes no warranty as to the existence of mold in this property, and is not liable for the potentially harmful effects thereof; Required HUD Forms, other HUD Listings, & Instructions (general & lead base paint) avail at www. mcbreo.com

10. 2005-11-11
    listed $50,500 410-char remark

    Show marketing remark (410 chars)

    HUD-owned; #412-477023; As-is, no repairs by HUD; Possible FHA available with conditions, meaning any/all lener-req'd inspections/certs done at buyers' expense; MCB makes no warranty as to the existence of mold in this property, and is not liable for the potentially harmful effects thereof; Required HUD Forms, other HUD Listings, & Instructions (general & lead base paint) avail at www. mcbreo.com

11. 2005-09-30
    soldstatus $60,000
12. 2002-03-22
    soldstatus $85,000
13. 2002-01-16
    historical
14. 2001-06-27
    listed $79,000
15. 1995-10-02
    soldstatus $50,000

ⓘ 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: $1,548 · $129/mo
• Projected year-2 tax: $2,099 · $175/mo
• Expected delta: +$551/yr (+$46/mo · 35.6%)

ⓘ 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: $17,245
• − Mortgage interest: −$9,517
• − Property taxes: −$1,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$4,943
• Taxable loss: −$2,371
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $1,104/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

+239.8% since first listed

15 events — show timeline

• 2026-04-13 Pending — MLSNOW
• 2026-04-11 Listed $169,900 MLSNOW
• 2018-05-31 Sold (Public Records) $89,000 Public Records
• 2018-05-31 Sold (MLS) $89,000 MLSNOW
• 2018-05-02 Pending — MLSNOW
• 2018-04-27 Listed $87,500 MLSNOW
• 2006-04-07 Sold (Public Records) $50,000 Public Records
• 2006-04-05 Sold (MLS) $50,000 MLSNOW
• 2005-12-31 Listing Removed — MLSNOW
• 2005-11-11 Listed $50,500 MLSNOW
• 2005-09-30 Sold (Public Records) $60,000 Public Records
• 2002-03-22 Sold (Public Records) $85,000 Public Records
• 2002-01-16 Listing Removed — MLSNOW
• 2001-06-27 Listed $79,000 MLSNOW
• 1995-10-02 Sold (Public Records) $50,000 Public Records

Property tax history

+2.5%/yr

Latest (2024): $1,548 · -12.5% YoY. Source: county tax records.