2606 Lincoln Way NW #27 · Massillon, OH 44647

$33,000

3 bd · 2.0 ba · 598 sqft · Manufactured · 10 Days on market

Built 2021 Good condition 683 sqft lot $55/sqft · 74% below area ↓ 23% 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
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2606 Lincoln Way! This newer 3-bedroom, 2-bath mobile home offers a smart, open layout with modern finishes throughout. Built in 2021, the home features a bright living area, a fully equipped kitchen, and a spacious primary bedroom with double closets. The full bath includes an oversized soaking tub and stackable washer and dryer for added convenience. A storage shed provides extra space, and the home can be relocated if desired. Sold fully furnished, this move-in-ready property offers comfort, flexibility, and affordability all in one. Schedule your showing today!

Key facts

• Open layout
• Storage shed
• Modern finishes

Tags

• OPEN LAYOUT
• MODERN FINISHES
• FULLY EQUIPPED KITCHEN
• OVERSIZED SOAKING TUB
• STACKABLE WASHER AND DRYER
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $33k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Cap rate 33.6% 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: 102 active listings in the ZIP; 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 $228 of loan paydown is wiped out by about $990 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $27k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $33,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.75% ✓
• Cap rate: 33.59%
• Cash-on-cash: 97.49%
• DSCR: 5.34
• GRM: 2.2

CMA / ARV

• ARV (median comp): $127,524
• List price: $33,000
• Delta: -62.36%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 98.5%
• Equity multiple: 5.60×
• Total profit: $42,480
• Equity at exit: $4,920

10-year hold

• IRR: —
• Equity multiple: 11.67×
• Total profit: $98,629
• Equity at exit: $2,853

Cash invested: $9,240 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$173
• Tax est. 1.5%: −$41 /mo · $495/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $751

Break-even live

Break-even rent $289

Max offer price $33,000

Occupancy floor 34%

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-09
   status $33,000 Pending 10 DOM
2. 2026-06-08
   days on market $33,000 Active 10 DOM
3. 2026-06-07
   days on market $33,000 Active 9 DOM
4. 2026-06-02
   days on market $33,000 Active 4 DOM
5. 2026-06-01
   days on market $33,000 Active 3 DOM
6. 2026-05-31
   days on market $33,000 Active 2 DOM
7. 2026-05-05
   price $48,000 582-char remark

   Show marketing remark (582 chars)

   Welcome to 2606 Lincoln Way! This newer 3-bedroom, 2-bath mobile home offers a smart, open layout with modern finishes throughout. Built in 2021, the home features a bright living area, a fully equipped kitchen, and a spacious primary bedroom with double closets. The full bath includes an oversized soaking tub and stackable washer and dryer for added convenience. A storage shed provides extra space, and the home can be relocated if desired. Sold fully furnished, this move-in-ready property offers comfort, flexibility, and affordability all in one. Schedule your showing today!

8. 2026-03-26
   price $54,900 582-char remark

   Show marketing remark (582 chars)

   Welcome to 2606 Lincoln Way! This newer 3-bedroom, 2-bath mobile home offers a smart, open layout with modern finishes throughout. Built in 2021, the home features a bright living area, a fully equipped kitchen, and a spacious primary bedroom with double closets. The full bath includes an oversized soaking tub and stackable washer and dryer for added convenience. A storage shed provides extra space, and the home can be relocated if desired. Sold fully furnished, this move-in-ready property offers comfort, flexibility, and affordability all in one. Schedule your showing today!

9. 2026-03-13
   listed $60,000 Active 582-char remark

   Show marketing remark (582 chars)

   Welcome to 2606 Lincoln Way! This newer 3-bedroom, 2-bath mobile home offers a smart, open layout with modern finishes throughout. Built in 2021, the home features a bright living area, a fully equipped kitchen, and a spacious primary bedroom with double closets. The full bath includes an oversized soaking tub and stackable washer and dryer for added convenience. A storage shed provides extra space, and the home can be relocated if desired. Sold fully furnished, this move-in-ready property offers comfort, flexibility, and affordability all in one. Schedule your showing today!

10. 2026-03-13
    historical

    Show marketing remark (582 chars)

    Welcome to 2606 Lincoln Way! This newer 3-bedroom, 2-bath mobile home offers a smart, open layout with modern finishes throughout. Built in 2021, the home features a bright living area, a fully equipped kitchen, and a spacious primary bedroom with double closets. The full bath includes an oversized soaking tub and stackable washer and dryer for added convenience. A storage shed provides extra space, and the home can be relocated if desired. Sold fully furnished, this move-in-ready property offers comfort, flexibility, and affordability all in one. Schedule your showing today!

11. 2026-01-22
    listed $60,000 Active
12. 2023-12-14
    soldstatus $55,000 Closed
13. 2023-10-20
    historical $1,000
14. 2023-10-19
    status Pending
15. 2023-09-27
    listed $1,000
16. 2023-09-13
    listed $62,499 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: $14,866
• − Mortgage interest: −$1,849
• − Property taxes: −$495
• − Insurance: −$165
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$960
• Taxable income: $9,019
• Est. tax owed @ 24.0%: −$2,165
• After-tax cash flow: $6,843/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in-ready mobile home offers a smart, open layout with modern finishes and a good condition. It's a great opportunity for a potential buyer or investor looking for a comfortable and affordable living space.

Value-add opportunities

• Both painting interior walls — enhances curb appeal and interior aesthetics
• Both upgrading flooring — improves comfort and resale value
• Both landscaping — enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both painting interior walls — enhances curb appeal and interior aesthetics ↑
• Both upgrading flooring — improves comfort and resale value ↑
• Both landscaping — enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-23.2% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $48,000 MLSNOW
• 2026-03-26 Price Changed $54,900 MLSNOW
• 2026-03-13 Listing Removed — MLSNOW
• 2026-03-13 Listed $60,000 MLSNOW
• 2026-01-22 Listed $60,000 MLSNOW
• 2023-12-14 Sold (MLS) $55,000 MLSNOW
• 2023-10-20 Rental Removed $1,000 YESMLS
• 2023-10-19 Pending — MLSNOW
• 2023-09-27 Listed for Rent $1,000 YESMLS
• 2023-09-13 Listed $62,499 MLSNOW