1610 Connecticut Ave SE · Massillon, OH 44646

$76,900

1 bd · 1.0 ba · 576 sqft · SingleFamily public records · 20 Days on market

Built 1957 0.42 ac lot $134/sqft · 29% below area Est $108k · 29% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• 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

Loved and cared for by the same owner for years, this adorable and cozy 1-bedroom ranch home in the City of Champions is looking for a new owner. Located close to Massillon Tiger Stadium and schools, restaurants, shopping, and more. The home would be a great addition to your investment portfolio or for your personal home. Sitting on just under 1/2 an acre with 4 parcels that will transfer with the home. Beautifully landscaped with a private fenced-in patio and koi pond. The home has a newer metal roof and windows. Bring your personal TLC and make this cute home yours. Selling AS- IS to settle an estate.

Key facts

• Koi pond
• Newer windows
• Newer metal roof

Tags

• PRIVATE FENCED-IN PATIO
• KOI POND
• NEWER METAL ROOF
• NEWER WINDOWS
• 4 PARCELS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($771 rent vs $77k).
• Recommended offer: $76k (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: Rents rising fast (+6.0%/yr); 209 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent is only 13% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k 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 + 6.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $77k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,746 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.00% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (median comp): $107,820
• List price: $76,900
• Delta: -28.68%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1610 Connecticut Ave SE	0.00mi	1/1.0	576 (0%)	1mo	$80,000	$139	100
906 13th St SE	0.68mi	2/1.0 (+1)	558 (-3%)	19mo	$44,000	$79	42

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: -2.5%
• Equity multiple: 0.90×
• Total profit: $-2,064
• Equity at exit: $11,466

10-year hold

• IRR: 10.1%
• Equity multiple: 1.88×
• Total profit: $19,032
• Equity at exit: $6,649

Cash invested: $21,532 (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: 8.3×

Monthly cashflow live

• Estimated rent: $771 high
• Mortgage (P&I): −$403
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $125

Break-even live

Break-even rent $613

Max offer price $76,900

Occupancy floor 79%

Sensitivity live

Price	-10% $169	-5% $147	+0% $125	+5% $104	+10% $82
Rent	-10% $64	-5% $95	+0% $125	+5% $156	+10% $186
Rate	-1.0pp $164	-0.5pp $145	base $125	+0.5pp $105	+1.0pp $85

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: $19,225
• Closing costs: $2,307
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Wellman Ave SE Unit 610 Wellman 2nd Floor Massillon, OH	1.0	1.0	700	$625	$0.89	22d	1	0.56mi
429 Parkview St NE Unit 2 Massillon, OH	1.0	1.0	525	$825	$1.57	14d	1	0.60mi
2200 Harsh Ave SE Massillon, OH	1.0–2.0	1.0–1.5	811	$899	$1.11	14d	1	0.62mi
308 Erie St S Unit 17 Massillon, OH	2.0	1.0	700	$635	$0.91	14d	1	0.94mi
308 Erie St S Unit 17 Massillon, OH	2.0	1.0	700	$625	$0.89	44d	1	0.94mi
182 Bernower Ave SW Massillon, OH	2.0	1.0	750	$900	$1.20	22d	1	1.16mi
2851 Lincoln Way E Massillon, OH	1.0–2.0	1.0–2.0	875	$800	$0.91	14d	1	1.17mi

Listing history 6 events

1. 2026-05-04
   status Pending 610-char remark

   Show marketing remark (610 chars)

   Loved and cared for by the same owner for years, this adorable and cozy 1-bedroom ranch home in the City of Champions is looking for a new owner. Located close to Massillon Tiger Stadium and schools, restaurants, shopping, and more. The home would be a great addition to your investment portfolio or for your personal home. Sitting on just under 1/2 an acre with 4 parcels that will transfer with the home. Beautifully landscaped with a private fenced-in patio and koi pond. The home has a newer metal roof and windows. Bring your personal TLC and make this cute home yours. Selling AS- IS to settle an estate.

2. 2026-04-20
   status Active 610-char remark

   Show marketing remark (610 chars)

   Loved and cared for by the same owner for years, this adorable and cozy 1-bedroom ranch home in the City of Champions is looking for a new owner. Located close to Massillon Tiger Stadium and schools, restaurants, shopping, and more. The home would be a great addition to your investment portfolio or for your personal home. Sitting on just under 1/2 an acre with 4 parcels that will transfer with the home. Beautifully landscaped with a private fenced-in patio and koi pond. The home has a newer metal roof and windows. Bring your personal TLC and make this cute home yours. Selling AS- IS to settle an estate.

3. 2026-04-20
   price $76,900 610-char remark

   Show marketing remark (610 chars)

   Loved and cared for by the same owner for years, this adorable and cozy 1-bedroom ranch home in the City of Champions is looking for a new owner. Located close to Massillon Tiger Stadium and schools, restaurants, shopping, and more. The home would be a great addition to your investment portfolio or for your personal home. Sitting on just under 1/2 an acre with 4 parcels that will transfer with the home. Beautifully landscaped with a private fenced-in patio and koi pond. The home has a newer metal roof and windows. Bring your personal TLC and make this cute home yours. Selling AS- IS to settle an estate.

4. 2026-04-13
   status Pending 610-char remark

   Show marketing remark (610 chars)

   Loved and cared for by the same owner for years, this adorable and cozy 1-bedroom ranch home in the City of Champions is looking for a new owner. Located close to Massillon Tiger Stadium and schools, restaurants, shopping, and more. The home would be a great addition to your investment portfolio or for your personal home. Sitting on just under 1/2 an acre with 4 parcels that will transfer with the home. Beautifully landscaped with a private fenced-in patio and koi pond. The home has a newer metal roof and windows. Bring your personal TLC and make this cute home yours. Selling AS- IS to settle an estate.

5. 2026-04-07
   listed $97,700 Active 610-char remark

   Show marketing remark (610 chars)

   Loved and cared for by the same owner for years, this adorable and cozy 1-bedroom ranch home in the City of Champions is looking for a new owner. Located close to Massillon Tiger Stadium and schools, restaurants, shopping, and more. The home would be a great addition to your investment portfolio or for your personal home. Sitting on just under 1/2 an acre with 4 parcels that will transfer with the home. Beautifully landscaped with a private fenced-in patio and koi pond. The home has a newer metal roof and windows. Bring your personal TLC and make this cute home yours. Selling AS- IS to settle an estate.

6. 1999-07-23
   soldstatus $26,500

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $893 · $74/mo
• Expected delta: +$307/yr (+$26/mo · 52.4%)

ⓘ 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 ≥96°F today · 15 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: $9,258
• − Mortgage interest: −$4,308
• − Property taxes: −$586
• − Insurance: −$384
• − Repairs & maintenance: −$741
• − Management: −$741
• − Depreciation: −$2,237
• Taxable income: $262
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $1,441/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

+190.2% since first listed

6 events — show timeline

• 2026-05-04 Pending — MLSNOW
• 2026-04-20 Relisted — MLSNOW
• 2026-04-20 Price Changed $76,900 MLSNOW
• 2026-04-13 Pending — MLSNOW
• 2026-04-07 Listed $97,700 MLSNOW
• 1999-07-23 Sold (Public Records) $26,500 Public Records

Property tax history

-3.6%/yr

Latest (2024): $586 · -8.6% YoY. Source: county tax records.