705 9th St SW · Massillon, OH 44647

$205,000

3 bd · 2.0 ba · 1,776 sqft · MultiFamily public records · 12 Days on market

Built 1901 7,405 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Attention Investors!! This property is zoned a Duplex and current owner has started to convert it to a single family home with 5 bedrooms and 2 full bathrooms. Needs new front porch, electrical wiring completed, flooring and numerous other repairs. Roof was replaced in 2017 and most of the plumbing has been updated. This would be a great winter project!! Property is being sold As-is.

Key facts

• Updated drywall
• New plumbing stacks
• Beautifully restored

Tags

• BEAUTIFULLY RESTORED
• ORIGINAL WOODWORK
• NEW BLOWN-IN INSULATION
• UPDATED DRYWALL
• NEW PLUMBING STACKS
• UPDATED ELECTRICAL SYSTEMS

Property features AI

Finance

• Other: Below-grade finished area included; Owner-provided area and year-built sources
• Financial info: Pets allowed

Exterior

• Parking: Concrete driveway; Garage; On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story frame home; Updated/remodeled condition; Asphalt/fiberglass roof
• Construction: Frame construction; Asphalt/fiberglass roof
• Exterior features: Awnings; Exterior lighting; Rain gutters; Corner city lot (approximately 0.17 acres, 46 x 141)

Interior

• Bedrooms: Five main-level bedrooms
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Laminate countertops; Pantry; Recessed lighting; Storage; Soaking tub; Natural woodwork; Walk-in closets
• Laundry & utility: Laundry closet; Laundry room on the upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $205k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Cap rate 13.7% 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: 102 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• At $3,364/mo this rent would consume 60% of the median local household income ($67k/yr) (locally 231% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $56k; list at $205k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $205,000

Questions for the listing agent

1. Built in 1901 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.64% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.47%
• DSCR: 2.18
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $103,008
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
949 Tremont Ave SW	0.24mi	2/2.0 (-1)	1,728 (-3%)	16mo	$100,000	$58	65
301 6th St SW	0.32mi	4/2.0 (+1)	1,820 (+2%)	22mo	$86,000	$47	58
508 Tremont Ave SW	0.41mi	4/4.0 (+1)	1,672 (-6%)	2mo	$98,000	$59	56
505 Neale Ave SW	0.55mi	4/2.0 (+1)	2,005 (+13%)	6mo	$100,000	$50	43

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: 20.3%
• Equity multiple: 1.83×
• Total profit: $47,462
• Equity at exit: $30,566

10-year hold

• IRR: 28.5%
• Equity multiple: 3.53×
• Total profit: $145,316
• Equity at exit: $17,725

Cash invested: $57,400 (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: 15.2×

Monthly cashflow live

• Estimated rent: $3,364 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$231 /mo · $2,771/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $1,266

Break-even live

Break-even rent $1,761

Max offer price $205,000

Occupancy floor 57%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$3,363
Total (3 units)			$3,364

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Maple Ave SE Massillon, OH	3.0	1.0	1300	$1,050	$0.81	13d	1	0.86mi
709 3rd St SE Massillon, OH	4.0	1.5	1233	$1,300	$1.05	43d	1	0.92mi
450 South Ave SE Massillon, OH	2.0	1.5	1270	$1,236	$0.97	13d	1	1.04mi
1704 13th St SE Massillon, OH	3.0	1.0	1248	$1,300	$1.04	21d	1	1.42mi

Listing history 12 events

1. 2026-06-18
   price $205,000 Active 12 DOM
2. 2026-06-18
   days on market $206,000 Active 12 DOM
3. 2026-06-17
   pricedays on market $206,000 Active 11 DOM
4. 2026-06-16
   days on market $207,990 Active 10 DOM
5. 2026-06-15
   days on market $207,990 Active 9 DOM
6. 2026-06-14
   days on market $207,990 Active 7 DOM
7. 2026-06-13
   days on market $207,990 Active 6 DOM
8. 2026-06-10
   days on market $207,990 Active 4 DOM
9. 2026-06-09
   days on market $207,990 Active 3 DOM
10. 2026-06-08
    days on market $207,990 Active 2 DOM
11. 2026-06-07
    remarks 687-char remark
12. 2026-06-07
    listed $207,990 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: $2,771 · $231/mo
• Projected year-2 tax: $2,984 · $249/mo
• Expected delta: +$214/yr (+$18/mo · 7.7%)

ⓘ 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: $40,368
• − Mortgage interest: −$11,483
• − Property taxes: −$2,771
• − Insurance: −$1,025
• − Repairs & maintenance: −$3,229
• − Management: −$3,229
• − Depreciation: −$5,964
• Taxable income: $12,667
• Est. tax owed @ 24.0%: −$3,040
• After-tax cash flow: $12,155/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

+316.0% since first listed

7 events — show timeline

• 2026-06-06 Listed $207,990 MLSNOW
• 2025-01-17 Sold (MLS) $56,000 MLSNOW
• 2024-12-09 Pending — MLSNOW
• 2024-12-06 Listing Removed — MLSNOW
• 2024-11-30 Listed $65,000 MLSNOW
• 2000-03-28 Sold (Public Records) $50,000 Public Records
• 2000-03-02 Listed $50,000 MLSNOW

Property tax history

+10.1%/yr

Latest (2024): $2,771 · +9.5% YoY. Source: county tax records.