815 Amherst Rd NE · Massillon, OH 44646

$55,000

3 bd · 2.0 ba · 1,622 sqft · SingleFamily public records · 9 Days on market

Built 1894 8,150 sqft lot

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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
• 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

Freshly Painted Century Home, spacious open floor plan. Two full baths. All three bedrooms on 2nd floor with a full bath. Roof, furnace, and A/C unit are all replaced about 2005, updated electrical panel.

Key facts

• Alley access
• Deep lot
• Full basement

Tags

• FULL BASEMENT
• WALK-UP ATTIC
• DEEP LOT
• DECK
• YARD SPACE
• ALLEY ACCESS

Property features AI

Exterior

• Parking: Attached garage; One garage space
• Utilities: Public water; Public sewer
• Home design: Two-story home; Shingle roof; Wood siding construction
• Construction: Built (year source: public records)
• Exterior features: Alley access

Interior

• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 18.6% 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: Rents rising fast (+6.0%/yr); 208 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $380 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 + 6.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 27y ago; this cycle's ask has dropped $24k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $55k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1894 — 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: 2.26% ✓
• Cap rate: 18.63%
• Cash-on-cash: 44.05%
• DSCR: 2.96
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $165,444
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Amherst Rd NE	0.00mi	3/2.0	1,622 (0%)	0mo	$45,000	$28	100
1110 2nd St NE	0.44mi	3/2.0	1,632 (+1%)	3mo	$239,900	$147	76
64 10th St SE	0.63mi	3/2.0	1,646 (+2%)	2mo	$75,000	$46	67
416 3rd St NE	0.27mi	4/3.0 (+1)	1,716 (+6%)	3mo	$175,000	$102	66
111 9th St NE	0.42mi	3/1.5	1,745 (+8%)	0mo	$162,000	$93	66
183 Mccadden Ave NE	0.52mi	3/2.0	1,515 (-7%)	1mo	$218,000	$144	64
121 Chestnut Ave NE	0.40mi	3/1.0	1,456 (-10%)	1mo	$83,000	$57	60
23 Willard Ave NE	0.33mi	3/1.0	1,424 (-12%)	1mo	$74,200	$52	59
1432 Keuper Blvd NE	0.61mi	3/3.0	1,500 (-8%)	1mo	$240,000	$160	54
842 Seneca St NE	0.33mi	2/2.0 (-1)	1,378 (-15%)	0mo	$173,650	$126	54
1221 North Ave NE	0.58mi	3/1.5	1,450 (-11%)	2mo	$115,000	$79	52
1309 11th St NE	0.65mi	3/2.5	1,864 (+15%)	3mo	$370,000	$198	40

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: 44.6%
• Equity multiple: 3.02×
• Total profit: $31,053
• Equity at exit: $8,201

10-year hold

• IRR: 51.9%
• Equity multiple: 6.89×
• Total profit: $90,696
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$288
• Tax from tax record: −$106 /mo · $1,274/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $565

Break-even live

Break-even rent $528

Max offer price $55,000

Occupancy floor 50%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	14d	1	0.60mi
450 South Ave SE Massillon, OH	2.0	1.5	1270	$1,236	$0.97	14d	1	0.79mi
709 3rd St SE Massillon, OH	4.0	1.5	1233	$1,300	$1.05	44d	1	1.07mi
111 Maple Ave SE Massillon, OH	3.0	1.0	1300	$1,050	$0.81	14d	1	1.24mi
1040 Stuart St NW Massillon, OH	3.0	2.0	1870	$1,595	$0.85	44d	1	1.48mi

Listing history 26 events

1. 2026-06-02
   status $55,000 Pending 9 DOM
2. 2026-06-01
   days on market $55,000 Active 9 DOM
3. 2026-05-31
   days on market $55,000 Active 8 DOM
4. 2026-05-30
   days on market $55,000 Active 7 DOM
5. 2026-05-23
   listed $79,000 Active
6. 2017-07-12
   soldstatus $27,000 Sold 204-char remark

   Show marketing remark (204 chars)

   Freshly Painted Century Home, spacious open floor plan. Two full baths. All three bedrooms on 2nd floor with a full bath. Roof, furnace, and A/C unit are all replaced about 2005, updated electrical panel.

7. 2017-06-16
   status Pending 204-char remark

   Show marketing remark (204 chars)

   Freshly Painted Century Home, spacious open floor plan. Two full baths. All three bedrooms on 2nd floor with a full bath. Roof, furnace, and A/C unit are all replaced about 2005, updated electrical panel.

8. 2017-06-14
   price $29,500 204-char remark

   Show marketing remark (204 chars)

   Freshly Painted Century Home, spacious open floor plan. Two full baths. All three bedrooms on 2nd floor with a full bath. Roof, furnace, and A/C unit are all replaced about 2005, updated electrical panel.

9. 2017-05-20
   price $34,000 204-char remark

   Show marketing remark (204 chars)

   Freshly Painted Century Home, spacious open floor plan. Two full baths. All three bedrooms on 2nd floor with a full bath. Roof, furnace, and A/C unit are all replaced about 2005, updated electrical panel.

10. 2017-04-09
    listed $39,000 Active 204-char remark

    Show marketing remark (204 chars)

    Freshly Painted Century Home, spacious open floor plan. Two full baths. All three bedrooms on 2nd floor with a full bath. Roof, furnace, and A/C unit are all replaced about 2005, updated electrical panel.

11. 2014-08-24
    historical
12. 2013-04-23
    listed $53,500
13. 2006-07-28
    soldstatus $88,100
14. 2006-07-27
    soldstatus $88,000
15. 2006-05-03
    listed $109,876
16. 2005-02-11
    soldstatus $95,000
17. 2004-09-10
    listed $124,000
18. 2001-11-15
    soldstatus $80,000
19. 2000-10-15
    historical
20. 2000-05-17
    listed $74,900
21. 2000-05-15
    historical
22. 2000-02-03
    listed $74,900
23. 2000-02-02
    historical
24. 1999-04-02
    listed $74,900
25. 1993-08-09
    soldstatus $50,000
26. 1989-08-24
    soldstatus $26,800

ⓘ 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: $1,274 · $106/mo
• Projected year-2 tax: $1,274 · $106/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: $14,928
• − Mortgage interest: −$3,081
• − Property taxes: −$1,274
• − Insurance: −$275
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$1,600
• Taxable income: $6,310
• Est. tax owed @ 24.0%: −$1,514
• After-tax cash flow: $5,269/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

+194.8% since first listed

22 events — show timeline

• 2026-05-23 Listed $79,000 MLSNOW
• 2017-07-12 Sold (MLS) $27,000 MLSNOW
• 2017-06-16 Pending — MLSNOW
• 2017-06-14 Price Changed $29,500 MLSNOW
• 2017-05-20 Price Changed $34,000 MLSNOW
• 2017-04-09 Listed $39,000 MLSNOW
• 2014-08-24 Listing Removed — MLSNOW
• 2013-04-23 Listed $53,500 MLSNOW
• 2006-07-28 Sold (Public Records) $88,100 Public Records
• 2006-07-27 Sold (MLS) $88,000 MLSNOW
• 2006-05-03 Listed $109,876 MLSNOW
• 2005-02-11 Sold (MLS) $95,000 MLSNOW
• 2004-09-10 Listed $124,000 MLSNOW
• 2001-11-15 Sold (Public Records) $80,000 Public Records
• 2000-10-15 Listing Removed — MLSNOW
• 2000-05-17 Listed $74,900 MLSNOW
• 2000-05-15 Listing Removed — MLSNOW
• 2000-02-03 Listed $74,900 MLSNOW
• 2000-02-02 Listing Removed — MLSNOW
• 1999-04-02 Listed $74,900 MLSNOW
• 1993-08-09 Sold (Public Records) $50,000 Public Records
• 1989-08-24 Sold (Public Records) $26,800 Public Records

Property tax history

+0.6%/yr

Latest (2024): $1,274 · -7.6% YoY. Source: county tax records.