864 10th St NE · Massillon, OH 44646

$136,900

3 bd · 1.0 ba · 1,386 sqft · SingleFamily public records · 7 Days on market

Built 1926 3,184 sqft lot $99/sqft · 12% below area Est $156k · 12% under ↓ 9% since listing

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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 +13.0/15.0
• DSCR +4.4/10.0
• Rent growth +4.0/5.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4-bedroom, 1.5-bath home located at 864 10th St NE in Massillon. Built in 1926, this home offers approximately 1,386 square feet with a practical layout that includes one bedroom and a full bath on the main floor, plus three more bedrooms and a half bath upstairs. Living areas are carpeted, with LVP flooring in the kitchen and bathrooms for easy upkeep. The stove and refrigerator stay with the home. Major updates include a new water heater and furnace in 2022 and a new main water and sewer line completed in late 2024, so the big stuff is already done. Situated close to downtown Massillon with a manageable lot, this one is ready to go. Schedule your showing today!

Key facts

• 3,184 sq ft lot
• Built 1926
• Listed 7 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water service; Public sewer service
• Home design: 2-story home; Block foundation
• Construction: Block construction; Vinyl siding; Asphalt shingle roof; Built per public records
• Exterior features: Public water; Public sewer; Lot recorded by assessor

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Double pane windows; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $26 ($317/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 $120k (12.0% below list).
• Recommended offer: $120k (12.0% 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: Rents rising fast (+6.0%/yr); 209 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $946 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,458 (12.0% below list)

Questions for the listing agent

1. Built in 1926 — 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: 0.88% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (median comp): $155,966
• List price: $136,900
• Delta: -10.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
842 Seneca St NE	0.06mi	2/2.0 (-1)	1,378 (-1%)	0mo	$173,650	$126	87
418 9th St NE	0.23mi	3/1.0	1,248 (-10%)	0mo	$110,000	$88	72
1107 4th St NE	0.42mi	2/2.0 (-1)	1,369 (-1%)	1mo	$235,000	$172	69
23 Willard Ave NE	0.63mi	3/1.0	1,424 (+3%)	1mo	$74,200	$52	65
121 Chestnut Ave NE	0.65mi	3/1.0	1,456 (+5%)	1mo	$83,000	$57	61
217 2nd St NE	0.63mi	3/1.0	1,308 (-6%)	1mo	$140,000	$107	60
736 17th St NE	0.58mi	3/1.5	1,476 (+6%)	2mo	$225,000	$152	58
323 Cherry Rd NE	0.47mi	3/1.0	1,188 (-14%)	2mo	$139,000	$117	53
1060 Roosevelt St NE	0.44mi	2/1.5 (-1)	1,225 (-12%)	2mo	$245,000	$200	51
183 Mccadden Ave NE	0.65mi	3/2.0	1,515 (+9%)	1mo	$218,000	$144	49
1432 Keuper Blvd NE	0.64mi	3/3.0	1,500 (+8%)	1mo	$240,000	$160	48
710 Milburn Rd NE	0.66mi	3/2.0	1,560 (+13%)	2mo	$232,000	$149	43

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: -11.7%
• Equity multiple: 0.56×
• Total profit: $-16,700
• Equity at exit: $20,412

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $4,228
• Equity at exit: $11,837

Cash invested: $38,332 (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: 209
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,205 high
• Mortgage (P&I): −$718
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $26

Break-even live

Break-even rent $1,171

Max offer price $136,900

Occupancy floor 93%

Sensitivity live

Price	-10% $104	-5% $65	+0% $26	+5% $-12	+10% $-51
Rent	-10% $-69	-5% $-21	+0% $26	+5% $74	+10% $122
Rate	-1.0pp $95	-0.5pp $61	base $26	+0.5pp $-9	+1.0pp $-45

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: $34,225
• Closing costs: $4,107
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.64mi
450 South Ave SE Massillon, OH	2.0	1.5	1270	$1,236	$0.97	14d	1	0.83mi
1715 Connecticut Ave SE Massillon, OH	3.0	1.0	1048	$1,200	$1.15	44d	1	0.88mi
1832 1st St NE Apt A Massillon, OH	2.0	1.5	1023	$960	$0.94	14d	1	1.11mi
1832 1st St NE Apt A Massillon, OH	2.0	1.5	1023	$980	$0.96	22d	1	1.11mi
709 3rd St SE Massillon, OH	4.0	1.5	1233	$1,300	$1.05	44d	1	1.13mi
111 Maple Ave SE Massillon, OH	3.0	1.0	1300	$1,050	$0.81	14d	1	1.31mi
1040 Stuart St NW Massillon, OH	3.0	2.0	1870	$1,595	$0.85	44d	1	1.35mi
2220 Harsh Ave SE Unit 2220-HR Massillon, OH	2.0	1.5	1080	$1,199	$1.11	44d	1	1.42mi
2220 Harsh Ave SE Unit 2220-HR Massillon, OH	2.0	1.5	1080	$1,299	$1.20	22d	1	1.42mi
2200 Harsh Ave SE Massillon, OH	1.0–2.0	1.0–1.5	811	$1,299	$1.60	14d	1	1.43mi
177 25th St SE Massillon, OH	3.0	1.0	1260	$1,200	$0.95	22d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $136,900 Active 7 DOM
2. 2026-06-17
   days on market $136,900 Active 6 DOM
3. 2026-06-16
   days on market $136,900 Active 5 DOM
4. 2026-06-15
   days on market $136,900 Active 4 DOM
5. 2026-06-14
   days on market $136,900 Active 2 DOM
6. 2026-06-13
   pricedays on marketlisting id $136,900 Active 1 DOM
7. 2026-06-10
   days on market $139,900 Active 21 DOM
8. 2026-06-09
   days on market $139,900 Active 20 DOM
9. 2026-06-08
   days on market $139,900 Active 19 DOM
10. 2026-06-07
    days on market $139,900 Active 18 DOM
11. 2026-06-02
    days on market $139,900 Active 13 DOM
12. 2026-06-01
    days on market $139,900 Active 12 DOM
13. 2026-05-31
    days on market $139,900 Active 11 DOM
14. 2026-05-30
    days on market $139,900 Active 10 DOM
15. 2026-05-02
    status Pending
16. 2026-04-29
    historical
17. 2026-03-26
    listed $139,900 Active
18. 2026-03-25
    historical
19. 2026-02-23
    listed $144,900 Active
20. 2022-08-16
    soldstatus $150,000

ⓘ 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: $1,803 · $150/mo
• Projected year-2 tax: $1,969 · $164/mo
• Expected delta: +$166/yr (+$14/mo · 9.2%)

ⓘ 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: $14,455
• − Mortgage interest: −$7,669
• − Property taxes: −$1,803
• − Insurance: −$684
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$3,983
• Taxable loss: −$1,997
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $796/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

-8.7% since first listed

9 events — show timeline

• 2026-06-11 Listed $136,900 MLSNOW
• 2026-06-10 Listing Removed — MLSNOW
• 2026-05-20 Listed $139,900 MLSNOW
• 2026-05-02 Pending — MLSNOW
• 2026-04-29 Listing Removed — MLSNOW
• 2026-03-26 Listed $139,900 MLSNOW
• 2026-03-25 Listing Removed — MLSNOW
• 2026-02-23 Listed $144,900 MLSNOW
• 2022-08-16 Sold (Public Records) $150,000 Public Records

Property tax history

+9.9%/yr

Latest (2024): $1,803 · +22.9% YoY. Source: county tax records.