809 12th St SW · Massillon, OH 44647

$114,900

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 12 Days on market

Built 1961 6,721 sqft lot $92/sqft · 20% below area Est $143k · 20% under

---

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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• 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

Listing remarks MLS

Why rent when you can become a homeowner? Cute bungalow in Massillon awaiting its new owner. This home has hardwood floors and tons of potential. Home features 2 beds downstairs, and third bedroom upstairs. Basement was previously finished and could be refinished as well, offering a potential additional living space. The lot is large, home also features extra driveway space. This is the perfect starter home or investment property! Being sold AS IS.

Key facts

• Large lot
• Extra driveway space
• Hardwood floors

Tags

• HARDWOOD FLOORS
• LARGE LOT
• EXTRA DRIVEWAY SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $112k (2.6% below list).
• Recommended offer: $112k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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; 6 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 $794 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 32y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $115k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $111,881 (2.6% below list)

Questions for the listing agent

1. Built in 1961 — 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: 0.97% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (median comp): $143,038
• List price: $114,900
• Delta: -19.67%
• 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
809 12th St SW	0.00mi	3/1.0 (+1)	1,248 (0%)	1mo	$117,000	$94	94
1521 Tremont Ave SW	0.30mi	2/1.0	1,224 (-2%)	1mo	$138,000	$113	82
726 Warren St SW	0.05mi	3/2.0 (+1)	1,320 (+6%)	3mo	$203,500	$154	76
1115 Borden Ave SW	0.19mi	2/1.0	1,152 (-8%)	3mo	$120,000	$104	76
104 12th St NW	0.42mi	3/1.5 (+1)	1,236 (-1%)	0mo	$152,000	$123	72
43 14th St NW	0.44mi	3/1.0 (+1)	1,221 (-2%)	1mo	$150,000	$123	70
804 15th St SW	0.25mi	3/1.0 (+1)	1,148 (-8%)	0mo	$169,680	$148	70
1290 Patriot Pl SW	0.44mi	2/2.0	1,312 (+5%)	1mo	$259,900	$198	66
2003 Main Ave W	0.59mi	3/1.5 (+1)	1,260 (+1%)	3mo	$156,000	$124	62
404 Pike Ave SW	0.57mi	3/1.0 (+1)	1,310 (+5%)	0mo	$62,000	$47	60
621 Geiger Ave SW	0.50mi	3/2.0 (+1)	1,144 (-8%)	2mo	$157,000	$137	52
431 5th St SW	0.53mi	3/1.0 (+1)	1,396 (+12%)	1mo	$135,000	$97	49

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-10,836
• Equity at exit: $17,132

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $577
• Equity at exit: $9,934

Cash invested: $32,172 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,119 high
• Mortgage (P&I): −$603
• Tax from tax record: −$111 /mo · $1,334/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $122

Break-even live

Break-even rent $964

Max offer price $114,900

Occupancy floor 84%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	43d	1	0.26mi
308 Erie St S Unit 17 Massillon, OH	2.0	1.0	700	$635	$0.91	13d	1	0.93mi
308 Erie St S Unit 17 Massillon, OH	2.0	1.0	700	$625	$0.89	43d	1	0.93mi
111 Maple Ave SE Massillon, OH	3.0	1.0	1300	$1,050	$0.81	13d	1	1.07mi
450 South Ave SE Massillon, OH	2.0	1.5	1270	$1,236	$0.97	13d	1	1.26mi
610 Wellman Ave SE Unit 610 Wellman 2nd Floor Massillon, OH	1.0	1.0	700	$625	$0.89	21d	1	1.37mi

Listing history 12 events

1. 2026-05-04
   status Pending 452-char remark

   Show marketing remark (452 chars)

   Why rent when you can become a homeowner? Cute bungalow in Massillon awaiting its new owner. This home has hardwood floors and tons of potential. Home features 2 beds downstairs, and third bedroom upstairs. Basement was previously finished and could be refinished as well, offering a potential additional living space. The lot is large, home also features extra driveway space. This is the perfect starter home or investment property! Being sold AS IS.

2. 2026-04-28
   price $114,900 452-char remark

   Show marketing remark (452 chars)

   Why rent when you can become a homeowner? Cute bungalow in Massillon awaiting its new owner. This home has hardwood floors and tons of potential. Home features 2 beds downstairs, and third bedroom upstairs. Basement was previously finished and could be refinished as well, offering a potential additional living space. The lot is large, home also features extra driveway space. This is the perfect starter home or investment property! Being sold AS IS.

3. 2026-04-22
   listed $134,900 Active 452-char remark

   Show marketing remark (452 chars)

   Why rent when you can become a homeowner? Cute bungalow in Massillon awaiting its new owner. This home has hardwood floors and tons of potential. Home features 2 beds downstairs, and third bedroom upstairs. Basement was previously finished and could be refinished as well, offering a potential additional living space. The lot is large, home also features extra driveway space. This is the perfect starter home or investment property! Being sold AS IS.

4. 2005-04-11
   soldstatus $71,500
5. 2005-04-08
   soldstatus $71,500 117-char remark

   Show marketing remark (117 chars)

   Cute Bunglow with 3 bed rooms. Replacement windows. Vinyl siding. Hardwood floors thru-out. Kitchen appliances, shed.

6. 2005-01-20
   listed $74,900 117-char remark

   Show marketing remark (117 chars)

   Cute Bunglow with 3 bed rooms. Replacement windows. Vinyl siding. Hardwood floors thru-out. Kitchen appliances, shed.

7. 1999-11-06
   historical
8. 1999-07-08
   listed $78,900
9. 1996-06-24
   soldstatus $58,200
10. 1996-05-23
    listed $58,200
11. 1994-04-28
    soldstatus $48,900
12. 1994-03-14
    listed $49,900

ⓘ 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: $1,334 · $111/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$229/yr (+$19/mo · 17.2%)

ⓘ 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 ≥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: $13,426
• − Mortgage interest: −$6,436
• − Property taxes: −$1,334
• − Insurance: −$574
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$3,343
• Taxable loss: −$410
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $1,565/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

+130.3% since first listed

12 events — show timeline

• 2026-05-04 Pending — MLSNOW
• 2026-04-28 Price Changed $114,900 MLSNOW
• 2026-04-22 Listed $134,900 MLSNOW
• 2005-04-11 Sold (Public Records) $71,500 Public Records
• 2005-04-08 Sold (MLS) $71,500 MLSNOW
• 2005-01-20 Listed $74,900 MLSNOW
• 1999-11-06 Listing Removed — MLSNOW
• 1999-07-08 Listed $78,900 MLSNOW
• 1996-06-24 Sold (Public Records) $58,200 Public Records
• 1996-05-23 Listed $58,200 MLSNOW
• 1994-04-28 Sold (Public Records) $48,900 Public Records
• 1994-03-14 Listed $49,900 MLSNOW

Property tax history

+0.9%/yr

Latest (2024): $1,334 · -8.6% YoY. Source: county tax records.