404 Pike Ave SW · Massillon, OH 44647

$59,900

2 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 16 Days on market

Built 1904 3,598 sqft lot $46/sqft · 45% below area Est $110k · 45% under ↓ 17% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investment property in SW Massillon, home offers the perfect chance for an investor to start or add to their portfolio. This would be perfect as a rental or even a first home. Home is being sold as is, with some updating this home has a lot of potential. New furnace 2025 and hot water tank. Set up your private showing today, priced to sell!

Key facts

• 3,598 sq ft lot
• Built 1904
• Listed 16 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Built according to public records; Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Public water; Public sewer

Interior

• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: 103 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $414 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 + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1904 — 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: 2.00% ✓
• Cap rate: 16.58%
• Cash-on-cash: 36.73%
• DSCR: 2.63
• GRM: 4.2

CMA / ARV

• ARV (median comp): $109,720
• List price: $59,900
• Delta: -45.41%
• 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
404 Pike Ave SW	0.00mi	3/1.0 (+1)	1,310 (0%)	0mo	$62,000	$47	95
431 5th St SW	0.04mi	3/1.0 (+1)	1,396 (+7%)	1mo	$135,000	$97	81
1290 Patriot Pl SW	0.60mi	2/2.0	1,312 (+0%)	1mo	$259,900	$198	67
217 2nd St NE	0.66mi	3/1.0 (+1)	1,308 (-0%)	1mo	$140,000	$107	63
809 12th St SW	0.57mi	3/1.0 (+1)	1,248 (-5%)	1mo	$117,000	$94	60
726 Warren St SW	0.60mi	3/2.0 (+1)	1,320 (+1%)	3mo	$203,500	$154	59
104 12th St NW	0.63mi	3/1.5 (+1)	1,236 (-6%)	0mo	$152,000	$123	54
1120 Borden Ave SW	0.51mi	3/1.0 (+1)	1,456 (+11%)	0mo	$150,000	$103	52
741 1st St SE	0.53mi	3/1.0 (+1)	1,144 (-13%)	0mo	$43,050	$38	49
604 Griffith Ave SW	0.57mi	3/1.5 (+1)	1,456 (+11%)	3mo	$143,000	$98	45
621 Geiger Ave SW	0.50mi	3/2.0 (+1)	1,144 (-13%)	2mo	$157,000	$137	45
121 Chestnut Ave NE	0.68mi	3/1.0 (+1)	1,456 (+11%)	1mo	$83,000	$57	44

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: 32.6%
• Equity multiple: 2.37×
• Total profit: $23,016
• Equity at exit: $8,931

10-year hold

• IRR: 39.6%
• Equity multiple: 4.71×
• Total profit: $62,261
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$314
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $513

Break-even live

Break-even rent $548

Max offer price $59,900

Occupancy floor 52%

Sensitivity live

Price	-10% $547	-5% $530	+0% $513	+5% $496	+10% $479
Rent	-10% $419	-5% $466	+0% $513	+5% $561	+10% $608
Rate	-1.0pp $543	-0.5pp $529	base $513	+0.5pp $498	+1.0pp $482

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	14d	1	0.58mi
450 South Ave SE Massillon, OH	2.0	1.5	1270	$1,236	$0.97	14d	1	0.69mi
717 15th St SW Massillon, OH	3.0	1.0	936	$1,250	$1.34	44d	1	0.79mi
1704 13th St SE Massillon, OH	3.0	1.0	1248	$1,300	$1.04	22d	1	1.24mi
1715 Connecticut Ave SE Massillon, OH	3.0	1.0	1048	$1,200	$1.15	44d	1	1.32mi
1512 Forest Ave SE Massillon, OH	3.0	1.0	1013	$1,050	$1.04	14d	1	1.41mi

Listing history 3 events

1. 2026-05-16
   status Pending 342-char remark
2. 2026-05-12
   price $59,900 342-char remark
3. 2026-04-30
   listed $74,900 Active 342-char remark

ⓘ 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: $1,130 · $94/mo
• Projected year-2 tax: $1,130 · $94/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $14,378
• − Mortgage interest: −$3,355
• − Property taxes: −$1,130
• − Insurance: −$300
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$1,743
• Taxable income: $5,550
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $4,828/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

-17.2% since first listed

4 events — show timeline

• 2026-06-05 Sold (MLS) $62,000 MLSNOW
• 2026-05-16 Pending — MLSNOW
• 2026-05-12 Price Changed $59,900 MLSNOW
• 2026-04-30 Listed $74,900 MLSNOW

Property tax history

+2.4%/yr

Latest (2024): $1,130 · +43.3% YoY. Source: county tax records.