211 Parkview St NE · Massillon, OH 44646

$96,000

3 bd · 1.0 ba · 1,623 sqft · SingleFamily public records · 1 Days on market

Built 1899 5,401 sqft lot Est $166k · 42% under ↓ 4% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

Conveniently located 3 bedroom, 1 full bath home with 1 car garage! Lots of living spaces including living room, family room and formal dining room. Eat-in kitchen with dishwasher and refrigerator. Wide wood molding and ceiling fans throughout the home. Covered patio has electric, cable and phone hook up. 1 car detached garage too. Great value!

Key facts

• 5,401 sq ft lot
• Garage
• Built 1899

Property features AI

Exterior

• Parking: Detached garage (1 car); Carport (1 car); Paved parking; Garage with electricity
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Built according to public records; Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Patio; Porch; Lot dimensions approximately 60 x 90; Lot size about 0.124 acres; Property faces east

Interior

• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air gas heating
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $664 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y 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 $48k; list at $96k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,000

Questions for the listing agent

1. Built in 1899 — 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: 1.31% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.63%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $165,546
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 10th St SE	0.25mi	3/2.0	1,646 (+1%)	2mo	$75,000	$46	80
111 9th St NE	0.17mi	3/1.5	1,745 (+8%)	0mo	$162,000	$93	77
815 Amherst Rd NE	0.47mi	3/2.0	1,622 (-0%)	0mo	$45,000	$28	74
1221 North Ave NE	0.10mi	3/1.5	1,450 (-11%)	2mo	$115,000	$79	74
710 Milburn Rd NE	0.51mi	3/2.0	1,560 (-4%)	2mo	$232,000	$149	64
736 17th St NE	0.45mi	3/1.5	1,476 (-9%)	2mo	$225,000	$152	60
121 Chestnut Ave NE	0.64mi	3/1.0	1,456 (-10%)	1mo	$83,000	$57	53
845 16th St NE	0.44mi	4/2.5 (+1)	1,752 (+8%)	3mo	$265,000	$151	53
953 Carnation St NE	0.73mi	3/3.0	1,574 (-3%)	2mo	$255,000	$162	52
416 3rd St NE	0.52mi	4/3.0 (+1)	1,716 (+6%)	3mo	$175,000	$102	51
23 Willard Ave NE	0.73mi	3/1.0	1,424 (-12%)	1mo	$74,200	$52	44
1309 11th St NE	0.71mi	3/2.5	1,864 (+15%)	3mo	$370,000	$198	33

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: 8.5%
• Equity multiple: 1.35×
• Total profit: $9,295
• Equity at exit: $14,314

10-year hold

• IRR: 20.2%
• Equity multiple: 2.95×
• Total profit: $52,357
• Equity at exit: $8,300

Cash invested: $26,880 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$503
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $328

Break-even live

Break-even rent $842

Max offer price $96,000

Occupancy floor 69%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	14d	1	0.58mi
709 3rd St SE Massillon, OH	4.0	1.5	1233	$1,300	$1.05	44d	1	0.88mi
311 Gail Ave NE Unit 325 Massillon, OH	2.0	2.0	1082	$1,095	$1.01	14d	1	0.93mi
111 Maple Ave SE Massillon, OH	3.0	1.0	1300	$1,050	$0.81	14d	1	1.07mi
2220 Harsh Ave SE Unit 2220-HR Massillon, OH	2.0	1.5	1080	$1,299	$1.20	21d	1	1.16mi
2220 Harsh Ave SE Unit 2220-HR Massillon, OH	2.0	1.5	1080	$1,199	$1.11	44d	1	1.16mi
2200 Harsh Ave SE Massillon, OH	1.0–2.0	1.0–1.5	811	$1,299	$1.60	14d	1	1.16mi
177 25th St SE Massillon, OH	3.0	1.0	1260	$1,200	$0.95	21d	1	1.27mi
371 25th St SE Massillon, OH	3.0	2.0	1300	$1,325	$1.02	44d	1	1.35mi
2716 Bailey St NW Massillon, OH	4.0	2.0	1764	$1,600	$0.91	44d	1	1.43mi

Listing history 16 events

1. 2026-05-20
   status Pending
2. 2026-05-19
   listed $96,000 Active
3. 2015-12-31
   soldstatus $48,500 Sold 346-char remark

   Show marketing remark (346 chars)

   Conveniently located 3 bedroom, 1 full bath home with 1 car garage! Lots of living spaces including living room, family room and formal dining room. Eat-in kitchen with dishwasher and refrigerator. Wide wood molding and ceiling fans throughout the home. Covered patio has electric, cable and phone hook up. 1 car detached garage too. Great value!

4. 2015-12-31
   soldstatus $48,500

   Show marketing remark (346 chars)

   Conveniently located 3 bedroom, 1 full bath home with 1 car garage! Lots of living spaces including living room, family room and formal dining room. Eat-in kitchen with dishwasher and refrigerator. Wide wood molding and ceiling fans throughout the home. Covered patio has electric, cable and phone hook up. 1 car detached garage too. Great value!

5. 2015-11-02
   status Pending 346-char remark

   Show marketing remark (346 chars)

   Conveniently located 3 bedroom, 1 full bath home with 1 car garage! Lots of living spaces including living room, family room and formal dining room. Eat-in kitchen with dishwasher and refrigerator. Wide wood molding and ceiling fans throughout the home. Covered patio has electric, cable and phone hook up. 1 car detached garage too. Great value!

6. 2015-10-23
   listed $49,900 Active 346-char remark

   Show marketing remark (346 chars)

   Conveniently located 3 bedroom, 1 full bath home with 1 car garage! Lots of living spaces including living room, family room and formal dining room. Eat-in kitchen with dishwasher and refrigerator. Wide wood molding and ceiling fans throughout the home. Covered patio has electric, cable and phone hook up. 1 car detached garage too. Great value!

7. 2015-10-23
   historical

   Show marketing remark (346 chars)

   Conveniently located 3 bedroom, 1 full bath home with 1 car garage! Lots of living spaces including living room, family room and formal dining room. Eat-in kitchen with dishwasher and refrigerator. Wide wood molding and ceiling fans throughout the home. Covered patio has electric, cable and phone hook up. 1 car detached garage too. Great value!

8. 2015-09-09
   listed $52,500 Active
9. 2015-09-09
   historical
10. 2015-07-23
    listed $56,900 Active
11. 2015-07-23
    historical
12. 2015-07-03
    status Active
13. 2015-05-11
    status Pending
14. 2015-04-28
    listed $64,900 Active
15. 2008-08-30
    historical
16. 2008-02-26
    listed $99,900

ⓘ 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: $1,466 · $122/mo
• Projected year-2 tax: $1,482 · $123/mo
• Expected delta: +$16/yr (+$1/mo · 1.1%)

ⓘ 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 · 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: $15,087
• − Mortgage interest: −$5,377
• − Property taxes: −$1,466
• − Insurance: −$480
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$2,793
• Taxable income: $2,557
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $3,318/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

-3.9% since first listed

16 events — show timeline

• 2026-05-20 Pending — MLSNOW
• 2026-05-19 Listed $96,000 MLSNOW
• 2015-12-31 Sold (Public Records) $48,500 Public Records
• 2015-12-31 Sold (MLS) $48,500 MLSNOW
• 2015-11-02 Pending — MLSNOW
• 2015-10-23 Listed $49,900 MLSNOW
• 2015-10-23 Listing Removed — MLSNOW
• 2015-09-09 Listed $52,500 MLSNOW
• 2015-09-09 Listing Removed — MLSNOW
• 2015-07-23 Listed $56,900 MLSNOW
• 2015-07-23 Listing Removed — MLSNOW
• 2015-07-03 Relisted — MLSNOW
• 2015-05-11 Pending — MLSNOW
• 2015-04-28 Listed $64,900 MLSNOW
• 2008-08-30 Listing Removed — MLSNOW
• 2008-02-26 Listed $99,900 MLSNOW

Property tax history

+1.6%/yr

Latest (2024): $1,466 · +1.5% YoY. Source: county tax records.