None · Massillon, OH 44646

$139,900

3 bd · 2.0 ba · 1,690 sqft · MultiFamily public records · 42 Days on market

Built 1887 7,361 sqft lot $83/sqft · at area comps Est $135k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +5.8/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duples in nice condition. Great for owner occupied or investor. Great NE Massillon location, close to schools and parks. Deep lot, and off street parking. 2br one side 1 Br 2nd side.

Key facts

• 7,361 sq ft lot
• Built 1887
• Listed 41 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive. Per door: $317/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 32y ago; this cycle's ask has dropped $19k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1887 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1887 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.44%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (median comp): $134,820
• List price: $139,900
• Delta: 3.77%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Harmon Pl NE	0.19mi	4/2.0 (+1)	1,674 (-1%)	7mo	$230,000	$137	78
863 11th St NE	0.10mi	3/3.0	1,638 (-3%)	23mo	$145,000	$89	67

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: 14.6%
• Equity multiple: 1.61×
• Total profit: $23,751
• Equity at exit: $20,860

10-year hold

• IRR: 25.4%
• Equity multiple: 3.53×
• Total profit: $98,989
• Equity at exit: $12,096

Cash invested: $39,172 (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 44646

• Rents YoY: 6.0%
• Active inventory: 208
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,916 high
• Mortgage (P&I): −$734
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $634

Break-even live

Break-even rent $1,113

Max offer price $139,900

Occupancy floor 62%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$1,916
Total (2 units)			$1,916

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Gail Ave NE Unit 325 Massillon, OH	2.0	2.0	1082	$1,095	$1.01	13d	1	0.73mi
450 South Ave SE Massillon, OH	2.0	1.5	1270	$1,236	$0.97	13d	1	0.86mi
709 3rd St SE Massillon, OH	4.0	1.5	1233	$1,300	$1.05	44d	1	1.16mi
2220 Harsh Ave SE Unit 2220-HR Massillon, OH	2.0	1.5	1080	$1,299	$1.20	21d	1	1.31mi
2220 Harsh Ave SE Unit 2220-HR Massillon, OH	2.0	1.5	1080	$1,199	$1.11	44d	1	1.31mi
2200 Harsh Ave SE Massillon, OH	1.0–2.0	1.0–1.5	811	$1,299	$1.60	13d	1	1.32mi
177 25th St SE Massillon, OH	3.0	1.0	1260	$1,200	$0.95	21d	1	1.35mi
111 Maple Ave SE Massillon, OH	3.0	1.0	1300	$1,050	$0.81	13d	1	1.35mi
1040 Stuart St NW Massillon, OH	3.0	2.0	1870	$1,595	$0.85	44d	1	1.35mi
2716 Bailey St NW Massillon, OH	4.0	2.0	1764	$1,600	$0.91	44d	1	1.46mi
371 25th St SE Massillon, OH	3.0	2.0	1300	$1,325	$1.02	44d	1	1.46mi

Listing history 26 events

1. 2026-06-10
   days on market $139,900 Active 42 DOM
2. 2026-06-09
   days on market $139,900 Active 41 DOM
3. 2026-06-08
   days on market $139,900 Active 40 DOM
4. 2026-06-07
   days on market $139,900 Active 39 DOM
5. 2026-06-03
   remarks 55-char remark
6. 2026-06-02
   days on market $139,900 Active 34 DOM
7. 2026-06-01
   days on market $139,900 Active 33 DOM
8. 2026-05-31
   days on market $139,900 Active 32 DOM
9. 2026-05-30
   days on market $139,900 Active 31 DOM
10. 2026-04-29
    listed $159,000 Active 30-char remark
11. 2026-04-07
    historical
12. 2026-03-09
    listed $175,000 Active
13. 2024-12-19
    soldstatus $159,000
14. 2019-03-15
    soldstatus $40,800
15. 2003-09-08
    soldstatus $60,000
16. 2003-09-05
    soldstatus $60,000

    Show marketing remark (183 chars)

    Duples in nice condition. Great for owner occupied or investor. Great NE Massillon location, close to schools and parks. Deep lot, and off street parking. 2br one side 1 Br 2nd side.

17. 2003-07-18
    listed $69,900

    Show marketing remark (183 chars)

    Duples in nice condition. Great for owner occupied or investor. Great NE Massillon location, close to schools and parks. Deep lot, and off street parking. 2br one side 1 Br 2nd side.

18. 2002-10-30
    historical
19. 2002-04-19
    listed $69,900
20. 2002-03-31
    historical
21. 2001-09-18
    listed $69,900
22. 1994-07-01
    soldstatus $38,000
23. 1994-04-29
    listed $39,900
24. 1992-10-31
    soldstatus $29,900
25. 1991-11-01
    soldstatus $13,000
26. 1985-06-20
    soldstatus $17,500

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $1,615 · $135/mo
• Expected delta: +$568/yr (+$47/mo · 54.2%)

ⓘ 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 ≥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: $22,992
• − Mortgage interest: −$7,837
• − Property taxes: −$1,047
• − Insurance: −$700
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$4,070
• Taxable income: $5,660
• Est. tax owed @ 24.0%: −$1,358
• After-tax cash flow: $6,255/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

+699.4% since first listed

19 events — show timeline

• 2026-06-10 Listing Removed — MLSNOW
• 2026-05-22 Price Changed $139,900 MLSNOW
• 2026-04-29 Listed $159,000 MLSNOW
• 2026-04-07 Listing Removed — MLSNOW
• 2026-03-09 Listed $175,000 MLSNOW
• 2024-12-19 Sold (Public Records) $159,000 Public Records
• 2019-03-15 Sold (Public Records) $40,800 Public Records
• 2003-09-08 Sold (Public Records) $60,000 Public Records
• 2003-09-05 Sold (MLS) $60,000 MLSNOW
• 2003-07-18 Listed $69,900 MLSNOW
• 2002-10-30 Listing Removed — MLSNOW
• 2002-04-19 Listed $69,900 MLSNOW
• 2002-03-31 Listing Removed — MLSNOW
• 2001-09-18 Listed $69,900 MLSNOW
• 1994-07-01 Sold (Public Records) $38,000 Public Records
• 1994-04-29 Listed $39,900 MLSNOW
• 1992-10-31 Sold (Public Records) $29,900 Public Records
• 1991-11-01 Sold (Public Records) $13,000 Public Records
• 1985-06-20 Sold (Public Records) $17,500 Public Records

Property tax history

-1.1%/yr

Latest (2024): $1,047 · +28.3% YoY. Source: county tax records.