2606 Lincoln Way W #29 · Massillon, OH 44647

$45,000

2 bd · 1.0 ba · 812 sqft · Manufactured · 78 Days on market

Built 2021 871 sqft lot $55/sqft · 64% below area ↓ 19% 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
• 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

Listing remarks MLS

Check out this modern one-story mobile home in Massillon! Built in 2021, the open floor plan includes a large living room, a spacious eat-in kitchen that’s fully applianced with tons of cabinet space, a sizable master bedroom, and a spare bedroom or office. The roomy full bathroom features a large soaking tub/shower and stackable laundry hookups for added convenience. Enjoy affordable, low-maintenance living in this quiet neighborhood, located just minutes from Downtown Massillon. The home can also be relocated if desired. Call today to schedule your private showing!

Key facts

• Open floor plan
• Large soaking tub
• Quiet neighborhood

Tags

• OPEN FLOOR PLAN
• FULLY APPLIANCED KITCHEN
• LARGE SOAKING TUB
• STACKABLE LAUNDRY HOOKUPS
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.9% 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; 1 comparable units currently listed for rent nearby; 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.73% ✓
• Cap rate: 23.85%
• Cash-on-cash: 62.71%
• DSCR: 3.79
• GRM: 3.1

CMA / ARV

• ARV (median comp): $125,424
• List price: $45,000
• Delta: -64.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.7%
• Equity multiple: 3.75×
• Total profit: $34,667
• Equity at exit: $6,710

10-year hold

• IRR: 66.3%
• Equity multiple: 7.69×
• Total profit: $84,268
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $659

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 41%

Sensitivity live

Price	-10% $690	-5% $674	+0% $659	+5% $643	+10% $627
Rent	-10% $562	-5% $610	+0% $659	+5% $707	+10% $755
Rate	-1.0pp $681	-0.5pp $670	base $659	+0.5pp $647	+1.0pp $635

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	44d	1	0.98mi

Listing history 21 events

1. 2026-06-18
   days on market $45,000 Active 78 DOM
2. 2026-06-17
   days on market $45,000 Active 77 DOM
3. 2026-06-16
   days on market $45,000 Active 76 DOM
4. 2026-06-15
   days on market $45,000 Active 75 DOM
5. 2026-06-14
   days on market $45,000 Active 73 DOM
6. 2026-06-13
   days on market $45,000 Active 72 DOM
7. 2026-06-10
   days on market $45,000 Active 70 DOM
8. 2026-06-09
   days on market $45,000 Active 69 DOM
9. 2026-06-08
   days on market $45,000 Active 68 DOM
10. 2026-06-07
    days on market $45,000 Active 67 DOM
11. 2026-06-02
    days on market $45,000 Active 62 DOM
12. 2026-06-01
    days on market $45,000 Active 61 DOM
13. 2026-05-31
    days on market $45,000 Active 60 DOM
14. 2026-05-30
    days on market $45,000 Active 59 DOM
15. 2026-05-06
    status Active 579-char remark

    Show marketing remark (579 chars)

    Check out this modern one-story mobile home in Massillon! Built in 2021, the open floor plan includes a large living room, a spacious eat-in kitchen that’s fully applianced with tons of cabinet space, a sizable master bedroom, and a spare bedroom or office. The roomy full bathroom features a large soaking tub/shower and stackable laundry hookups for added convenience. Enjoy affordable, low-maintenance living in this quiet neighborhood, located just minutes from Downtown Massillon. The home can also be relocated if desired. Call today to schedule your private showing!

16. 2026-04-15
    historical Contingent 579-char remark

    Show marketing remark (579 chars)

    Check out this modern one-story mobile home in Massillon! Built in 2021, the open floor plan includes a large living room, a spacious eat-in kitchen that’s fully applianced with tons of cabinet space, a sizable master bedroom, and a spare bedroom or office. The roomy full bathroom features a large soaking tub/shower and stackable laundry hookups for added convenience. Enjoy affordable, low-maintenance living in this quiet neighborhood, located just minutes from Downtown Massillon. The home can also be relocated if desired. Call today to schedule your private showing!

17. 2026-03-31
    listed $45,000 Active 579-char remark

    Show marketing remark (579 chars)

    Check out this modern one-story mobile home in Massillon! Built in 2021, the open floor plan includes a large living room, a spacious eat-in kitchen that’s fully applianced with tons of cabinet space, a sizable master bedroom, and a spare bedroom or office. The roomy full bathroom features a large soaking tub/shower and stackable laundry hookups for added convenience. Enjoy affordable, low-maintenance living in this quiet neighborhood, located just minutes from Downtown Massillon. The home can also be relocated if desired. Call today to schedule your private showing!

18. 2024-09-11
    historical
19. 2024-03-14
    status Active
20. 2024-03-11
    historical
21. 2023-10-25
    listed $55,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,726
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$1,309
• Taxable income: $7,640
• Est. tax owed @ 24.0%: −$1,834
• After-tax cash flow: $6,068/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

-19.5% since first listed

7 events — show timeline

• 2026-05-06 Relisted — MLSNOW
• 2026-04-15 Contingent — MLSNOW
• 2026-03-31 Listed $45,000 MLSNOW
• 2024-09-11 Listing Removed — MLSNOW
• 2024-03-14 Relisted — MLSNOW
• 2024-03-11 Listing Removed — MLSNOW
• 2023-10-25 Listed $55,900 MLSNOW

Property tax history

-29.9%/yr

Latest (2017): $7 · +9.0% YoY. Source: county tax records.