539 Tremont Ave SE · Massillon, OH 44646

$92,500

2 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 51 Days on market

Built 1891 2,874 sqft lot $71/sqft · 25% below area Est $123k · 25% under

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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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

Opportunity to make improvements and gain equity! House needs repairs and updates. Most recently used as a rental property. Priced to sell!!

Key facts

• Bright living space
• Functional kitchen
• Spacious yard

Tags

• BRIGHT LIVING SPACE
• FUNCTIONAL KITCHEN
• AMPLE CABINET SPACE
• SPACIOUS YARD

Property features AI

Finance

• Financial info: Annual taxes reported (2024): $994

Exterior

• Parking: Parking pad
• Utilities: Public water service; Public sewer service
• Home design: Two-story home; Vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Built (year per public records); Vinyl siding construction; Asphalt/Fiberglass roof
• Exterior features: Public water; Public sewer; Small lot (approximately 0.066 acres)

Interior

• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating
• Interior features: Finished full basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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); 208 active listings in the ZIP; 11 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $20k; list at $92k implies a 362% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1891 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,725 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.26% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.70%
• DSCR: 1.65
• GRM: 6.6

CMA / ARV

• ARV (median comp): $123,449
• List price: $92,500
• Delta: -25.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 2nd St NE	0.46mi	3/1.0 (+1)	1,308 (-0%)	1mo	$140,000	$107	72
711 North Ave NE	0.33mi	3/1.0 (+1)	1,362 (+4%)	4mo	$144,500	$106	70
418 9th St NE	0.50mi	3/1.0 (+1)	1,248 (-5%)	0mo	$110,000	$88	63
404 Pike Ave SW	0.74mi	3/1.0 (+1)	1,310 (-0%)	0mo	$62,000	$47	60
818 Wyoming Pl NE	0.65mi	2/1.0	1,248 (-5%)	4mo	$135,000	$108	59
202 Rose Ave SE	0.26mi	3/2.0 (+1)	1,177 (-10%)	4mo	$123,000	$105	58
842 Seneca St NE	0.69mi	2/2.0	1,378 (+5%)	0mo	$173,650	$126	55
1221 North Ave NE	0.48mi	3/1.5 (+1)	1,450 (+10%)	2mo	$115,000	$79	51
121 Chestnut Ave NE	0.54mi	3/1.0 (+1)	1,456 (+11%)	1mo	$83,000	$57	51
323 Cherry Rd NE	0.57mi	3/1.0 (+1)	1,188 (-10%)	2mo	$139,000	$117	51
834 Walnut Rd SE	0.41mi	3/2.0 (+1)	1,148 (-12%)	4mo	$160,000	$139	48
741 1st St SE	0.57mi	3/1.0 (+1)	1,144 (-13%)	0mo	$43,050	$38	47

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: 5.2%
• Equity multiple: 1.21×
• Total profit: $5,393
• Equity at exit: $13,792

10-year hold

• IRR: 17.3%
• Equity multiple: 2.64×
• Total profit: $42,378
• Equity at exit: $7,998

Cash invested: $25,900 (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: 208
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$485
• Tax from tax record: −$83 /mo · $994/yr
• Insurance: −$39
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $262

Break-even live

Break-even rent $838

Max offer price $92,500

Occupancy floor 73%

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: $23,125
• Closing costs: $2,775
• 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	13d	1	0.08mi
111 Maple Ave SE Massillon, OH	3.0	1.0	1300	$1,050	$0.81	13d	1	0.56mi
1715 Connecticut Ave SE Massillon, OH	3.0	1.0	1048	$1,200	$1.15	44d	1	0.58mi
2200 Harsh Ave SE Massillon, OH	1.0–2.0	1.0–1.5	811	$1,299	$1.60	13d	1	1.09mi
2220 Harsh Ave SE Unit 2220-HR Massillon, OH	2.0	1.5	1080	$1,299	$1.20	21d	1	1.11mi
2220 Harsh Ave SE Unit 2220-HR Massillon, OH	2.0	1.5	1080	$1,199	$1.11	44d	1	1.11mi
1704 13th St SE Massillon, OH	3.0	1.0	1248	$1,300	$1.04	21d	1	1.18mi
1512 Forest Ave SE Massillon, OH	3.0	1.0	1013	$1,050	$1.04	13d	1	1.31mi
311 Gail Ave NE Unit 325 Massillon, OH	2.0	2.0	1082	$1,095	$1.01	13d	1	1.32mi
371 25th St SE Massillon, OH	3.0	2.0	1300	$1,325	$1.02	44d	1	1.34mi
177 25th St SE Massillon, OH	3.0	1.0	1260	$1,200	$0.95	21d	1	1.35mi

Listing history 21 events

1. 2026-06-18
   days on market $92,500 Active 51 DOM
2. 2026-06-17
   days on market $92,500 Active 50 DOM
3. 2026-06-16
   days on market $92,500 Active 49 DOM
4. 2026-06-15
   days on market $92,500 Active 48 DOM
5. 2026-06-14
   days on market $92,500 Active 46 DOM
6. 2026-06-13
   days on market $92,500 Active 45 DOM
7. 2026-06-10
   days on market $92,500 Active 43 DOM
8. 2026-06-09
   days on market $92,500 Active 42 DOM
9. 2026-06-08
   days on market $92,500 Active 41 DOM
10. 2026-06-07
    days on market $92,500 Active 40 DOM
11. 2026-06-02
    days on market $92,500 Active 35 DOM
12. 2026-06-01
    days on market $92,500 Active 34 DOM
13. 2026-05-31
    days on market $92,500 Active 33 DOM
14. 2026-05-30
    days on market $92,500 Active 32 DOM
15. 2026-04-28
    listed $92,500 Active 411-char remark
16. 2023-03-01
    soldstatus $20,000 Closed 140-char remark

    Show marketing remark (140 chars)

    Opportunity to make improvements and gain equity! House needs repairs and updates. Most recently used as a rental property. Priced to sell!!

17. 2023-02-15
    status Pending 140-char remark

    Show marketing remark (140 chars)

    Opportunity to make improvements and gain equity! House needs repairs and updates. Most recently used as a rental property. Priced to sell!!

18. 2023-02-12
    historical Contingent 140-char remark

    Show marketing remark (140 chars)

    Opportunity to make improvements and gain equity! House needs repairs and updates. Most recently used as a rental property. Priced to sell!!

19. 2023-01-26
    price $34,900 140-char remark

    Show marketing remark (140 chars)

    Opportunity to make improvements and gain equity! House needs repairs and updates. Most recently used as a rental property. Priced to sell!!

20. 2023-01-06
    listed $45,900 Active 140-char remark

    Show marketing remark (140 chars)

    Opportunity to make improvements and gain equity! House needs repairs and updates. Most recently used as a rental property. Priced to sell!!

21. 1996-07-11
    soldstatus $10,000

ⓘ 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: $994 · $83/mo
• Projected year-2 tax: $1,218 · $102/mo
• Expected delta: +$225/yr (+$19/mo · 22.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% 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: $14,030
• − Mortgage interest: −$5,181
• − Property taxes: −$994
• − Insurance: −$1,129
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,691
• Taxable income: $1,790
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $2,710/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

+825.0% since first listed

7 events — show timeline

• 2026-04-28 Listed $92,500 MLSNOW
• 2023-03-01 Sold (MLS) $20,000 MLSNOW
• 2023-02-15 Pending — MLSNOW
• 2023-02-12 Contingent — MLSNOW
• 2023-01-26 Price Changed $34,900 MLSNOW
• 2023-01-06 Listed $45,900 MLSNOW
• 1996-07-11 Sold (Public Records) $10,000 Public Records

Property tax history

+6.5%/yr

Latest (2024): $994 · +129.0% YoY. Source: county tax records.