215 8th St SW · Massillon, OH 44647

$139,900

2 bd · 1.5 ba · 1,376 sqft · SingleFamily public records · 28 Days on market

Built 1901 9,404 sqft lot Est $142k · at est.

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Why this score? — see what drove the D 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 +14.4/30.0
• ARV discount +8.1/15.0
• DSCR +4.4/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home! Completely remodeled 2 bedroom, 1 1/2 bath home with large rooms, new flooring, new roof, new furnace and A/C, new appliances including stove, fridge, and dishwasher. Walk up attic has potential and large extra room on first floor has multiple possibilities. Garage is a tinkerer's dream with electric, heat, and water. Oh, and there's even a basketball hoop and obligatory white picket fence, not to mention an extra lot and tons of extra parking. This one is priced to sell quickly so hurry.

Key facts

• Covered front porch
• Spacious yard
• Dual-sink vanity

Tags

• COVERED FRONT PORCH
• SPACIOUS YARD
• STAINLESS STEEL APPLIANCES
• CHARMING CABINETRY
• DUAL-SINK VANITY
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story house; Above-grade finished living area reported by assessor
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Front porch; Rear porch; Full backyard fence (vinyl and wood)

Interior

• Kitchen: Kitchen on first floor
• Bedrooms: Bedroom on second floor (carpeted); Bedroom on second floor (carpeted)
• Flooring: Carpet in upstairs bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning; Ceiling fans
• Interior features: Unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $27 ($326/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 $121k (13.8% below list).
• Recommended offer: $121k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,583 (13.8% below list)

Questions for the listing agent

1. Built in 1901 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $141,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 5th St SW	0.27mi	3/1.0 (+1)	1,396 (+2%)	1mo	$135,000	$97	77
1120 Borden Ave SW	0.23mi	3/1.0 (+1)	1,456 (+6%)	0mo	$150,000	$103	72
404 Pike Ave SW	0.32mi	3/1.0 (+1)	1,310 (-5%)	0mo	$62,000	$47	70
726 Warren St SW	0.37mi	3/2.0 (+1)	1,320 (-4%)	3mo	$203,500	$154	66
104 12th St NW	0.32mi	3/1.5 (+1)	1,236 (-10%)	0mo	$152,000	$123	63
1290 Patriot Pl SW	0.63mi	2/2.0	1,312 (-5%)	1mo	$259,900	$198	60
809 12th St SW	0.37mi	3/1.0 (+1)	1,248 (-9%)	1mo	$117,000	$94	60
1521 Tremont Ave SW	0.50mi	2/1.0	1,224 (-11%)	1mo	$138,000	$113	55
831 9th St SW	0.36mi	3/1.5 (+1)	1,576 (+14%)	2mo	$119,900	$76	53
43 14th St NW	0.48mi	3/1.0 (+1)	1,221 (-11%)	1mo	$150,000	$123	51
604 Griffith Ave SW	0.68mi	3/1.5 (+1)	1,456 (+6%)	3mo	$143,000	$98	51
861 Cherry Rd NW	0.61mi	3/1.0 (+1)	1,560 (+13%)	3mo	$129,000	$83	39

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-20,949
• Equity at exit: $20,860

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-16,047
• 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 44647

• Active inventory: 102
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$134 /mo · $1,602/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $27

Break-even live

Break-even rent $1,171

Max offer price $139,900

Occupancy floor 93%

Sensitivity live

Price	-10% $106	-5% $67	+0% $27	+5% $-12	+10% $-52
Rent	-10% $-68	-5% $-21	+0% $27	+5% $75	+10% $122
Rate	-1.0pp $98	-0.5pp $63	base $27	+0.5pp $-9	+1.0pp $-46

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 3 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	0.51mi
111 Maple Ave SE Massillon, OH	3.0	1.0	1300	$1,050	$0.81	14d	1	0.90mi
450 South Ave SE Massillon, OH	2.0	1.5	1270	$1,236	$0.97	14d	1	0.97mi

Listing history 22 events

1. 2026-06-10
   status $139,900 Pending 28 DOM
2. 2026-06-09
   days on market $139,900 Contingent 28 DOM
3. 2026-06-08
   days on market $139,900 Contingent 27 DOM
4. 2026-06-07
   days on market $139,900 Contingent 26 DOM
5. 2026-06-02
   days on market $139,900 Contingent 21 DOM
6. 2026-06-01
   days on market $139,900 Contingent 20 DOM
7. 2026-05-31
   days on market $139,900 Contingent 19 DOM
8. 2026-05-30
   days on market $139,900 Contingent 18 DOM
9. 2026-05-13
   historical Contingent
10. 2026-05-12
    listed $139,900 Active
11. 2022-11-11
    soldstatus $124,000 Closed 520-char remark

    Show marketing remark (520 chars)

    Welcome to your new home! Completely remodeled 2 bedroom, 1 1/2 bath home with large rooms, new flooring, new roof, new furnace and A/C, new appliances including stove, fridge, and dishwasher. Walk up attic has potential and large extra room on first floor has multiple possibilities. Garage is a tinkerer's dream with electric, heat, and water. Oh, and there's even a basketball hoop and obligatory white picket fence, not to mention an extra lot and tons of extra parking. This one is priced to sell quickly so hurry.

12. 2022-10-12
    status Pending 520-char remark

    Show marketing remark (520 chars)

    Welcome to your new home! Completely remodeled 2 bedroom, 1 1/2 bath home with large rooms, new flooring, new roof, new furnace and A/C, new appliances including stove, fridge, and dishwasher. Walk up attic has potential and large extra room on first floor has multiple possibilities. Garage is a tinkerer's dream with electric, heat, and water. Oh, and there's even a basketball hoop and obligatory white picket fence, not to mention an extra lot and tons of extra parking. This one is priced to sell quickly so hurry.

13. 2022-10-10
    listed $129,000 Active 520-char remark

    Show marketing remark (520 chars)

    Welcome to your new home! Completely remodeled 2 bedroom, 1 1/2 bath home with large rooms, new flooring, new roof, new furnace and A/C, new appliances including stove, fridge, and dishwasher. Walk up attic has potential and large extra room on first floor has multiple possibilities. Garage is a tinkerer's dream with electric, heat, and water. Oh, and there's even a basketball hoop and obligatory white picket fence, not to mention an extra lot and tons of extra parking. This one is priced to sell quickly so hurry.

14. 2022-09-12
    soldstatus $59,000 Closed 583-char remark

    Show marketing remark (583 chars)

    Welcome to this charming 2 bedroom, 1-1/2 bath home. First floor features an eat in kitchen, with an abundance of cabinetry and counter space. Spacious living room with large picture window to allow the natural sunlight in. Second floor has 2 spacious bedrooms and full bath. Full unfinished basement, laundry area, large backyard, 1 car garage. 3 Parcels of land. Convenient location to schools, town and transportation. Your future of owning your own home is just a few steps away! Great area with lots of charm and character! Schedule your showing Today and submit your offer.

15. 2022-08-22
    status Pending 583-char remark

    Show marketing remark (583 chars)

    Welcome to this charming 2 bedroom, 1-1/2 bath home. First floor features an eat in kitchen, with an abundance of cabinetry and counter space. Spacious living room with large picture window to allow the natural sunlight in. Second floor has 2 spacious bedrooms and full bath. Full unfinished basement, laundry area, large backyard, 1 car garage. 3 Parcels of land. Convenient location to schools, town and transportation. Your future of owning your own home is just a few steps away! Great area with lots of charm and character! Schedule your showing Today and submit your offer.

16. 2022-08-16
    historical Contingent 583-char remark

    Show marketing remark (583 chars)

    Welcome to this charming 2 bedroom, 1-1/2 bath home. First floor features an eat in kitchen, with an abundance of cabinetry and counter space. Spacious living room with large picture window to allow the natural sunlight in. Second floor has 2 spacious bedrooms and full bath. Full unfinished basement, laundry area, large backyard, 1 car garage. 3 Parcels of land. Convenient location to schools, town and transportation. Your future of owning your own home is just a few steps away! Great area with lots of charm and character! Schedule your showing Today and submit your offer.

17. 2022-08-11
    price $59,900 583-char remark

    Show marketing remark (583 chars)

    Welcome to this charming 2 bedroom, 1-1/2 bath home. First floor features an eat in kitchen, with an abundance of cabinetry and counter space. Spacious living room with large picture window to allow the natural sunlight in. Second floor has 2 spacious bedrooms and full bath. Full unfinished basement, laundry area, large backyard, 1 car garage. 3 Parcels of land. Convenient location to schools, town and transportation. Your future of owning your own home is just a few steps away! Great area with lots of charm and character! Schedule your showing Today and submit your offer.

18. 2022-07-14
    price $65,900 583-char remark

    Show marketing remark (583 chars)

    Welcome to this charming 2 bedroom, 1-1/2 bath home. First floor features an eat in kitchen, with an abundance of cabinetry and counter space. Spacious living room with large picture window to allow the natural sunlight in. Second floor has 2 spacious bedrooms and full bath. Full unfinished basement, laundry area, large backyard, 1 car garage. 3 Parcels of land. Convenient location to schools, town and transportation. Your future of owning your own home is just a few steps away! Great area with lots of charm and character! Schedule your showing Today and submit your offer.

19. 2022-05-26
    price $71,950 583-char remark

    Show marketing remark (583 chars)

    Welcome to this charming 2 bedroom, 1-1/2 bath home. First floor features an eat in kitchen, with an abundance of cabinetry and counter space. Spacious living room with large picture window to allow the natural sunlight in. Second floor has 2 spacious bedrooms and full bath. Full unfinished basement, laundry area, large backyard, 1 car garage. 3 Parcels of land. Convenient location to schools, town and transportation. Your future of owning your own home is just a few steps away! Great area with lots of charm and character! Schedule your showing Today and submit your offer.

20. 2022-04-27
    listed $79,900 Active 583-char remark

    Show marketing remark (583 chars)

    Welcome to this charming 2 bedroom, 1-1/2 bath home. First floor features an eat in kitchen, with an abundance of cabinetry and counter space. Spacious living room with large picture window to allow the natural sunlight in. Second floor has 2 spacious bedrooms and full bath. Full unfinished basement, laundry area, large backyard, 1 car garage. 3 Parcels of land. Convenient location to schools, town and transportation. Your future of owning your own home is just a few steps away! Great area with lots of charm and character! Schedule your showing Today and submit your offer.

21. 2022-02-10
    soldstatus $52,354
22. 2022-01-12
    soldstatus $52,354

ⓘ 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: $1,602 · $134/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$290/yr (+$24/mo · 18.1%)

ⓘ 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 ≥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: $14,470
• − Mortgage interest: −$7,837
• − Property taxes: −$1,602
• − Insurance: −$700
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$4,070
• Taxable loss: −$2,054
• Est. tax savings @ 24.0%: +$493
• After-tax cash flow: $818/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

+167.2% since first listed

14 events — show timeline

• 2026-05-13 Contingent — MLSNOW
• 2026-05-12 Listed $139,900 MLSNOW
• 2022-11-11 Sold (MLS) $124,000 MLSNOW
• 2022-10-12 Pending — MLSNOW
• 2022-10-10 Listed $129,000 MLSNOW
• 2022-09-12 Sold (MLS) $59,000 MLSNOW
• 2022-08-22 Pending — MLSNOW
• 2022-08-16 Contingent — MLSNOW
• 2022-08-11 Price Changed $59,900 MLSNOW
• 2022-07-14 Price Changed $65,900 MLSNOW
• 2022-05-26 Price Changed $71,950 MLSNOW
• 2022-04-27 Listed $79,900 MLSNOW
• 2022-02-10 Sold (Public Records) $52,354 Public Records
• 2022-01-12 Sold (Public Records) $52,354 Public Records

Property tax history

+20.8%/yr

Latest (2024): $1,602 · +24.2% YoY. Source: county tax records.