43 14th St NW · Massillon, OH 44647

$145,000

3 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 3 Days on market

Built 1918 3,920 sqft lot Est $150k · 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 +14.7/30.0
• ARV discount +9.1/15.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 43 14th ST SW Massillon which is tastefully decorated with an eye for color and design. Adding to the beauty of this 2 story home are waterproof wood floors in the dining and living room-they come with a transferable lifetime warranty! Hand crafted wood treated shutters, covered front porch, new siding, new gutters, new downspouts and newer roof all contribute to the curb appeal of this home. Looking for outdoor space? There is a cover back patio, fire pit area and privacy wood fence. New central air was recently installed in 2017. The walk out basement has a fresh clean look with epoxy floors. Charming kitchen boasts of new LG dishwasher, new GE stove, new stove hood, formica countertops and tiled backsplash. The upstairs bathroom was recently remodeled with new sink, vanity and paint. You'll appreciate the way this home has been lovingly cared for, so make your appt to view real soon.

Key facts

• Wood patio
• Walkout basement
• Front porch

Tags

• FRONT PORCH
• WOOD PATIO
• WALKOUT BASEMENT
• SEWER BACKLINE REPLACED

Property features AI

Finance

• Other: Solar features / solar energy generation

Exterior

• Parking: Detached garage; Driveway; One garage space
• Utilities: Public water; Public sewer
• Home design: Two-story property; Attached property
• Construction: Built using block, frame, glass, concrete, and vinyl siding; Shingle roof; Block foundation
• Exterior features: Front porch; Patio; Detached garage structure(s)

Interior

• Kitchen: Built-in oven; Dishwasher; Range; Refrigerator
• Bedrooms: Three bedrooms on the second level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full, unfinished basement; Mud room; Living room; Dining room
• Laundry & utility: Washer hookup in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $37 ($439/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 $126k (12.8% below list).
• Recommended offer: $126k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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.
• Current owner paid $95k; list at $145k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,443 (12.8% below list)

Questions for the listing agent

1. Built in 1918 — 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: 0.87% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $150,183
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 14th St NW	0.00mi	3/1.0	1,221 (0%)	1mo	$150,000	$123	99
104 12th St NW	0.18mi	3/1.5	1,236 (+1%)	0mo	$152,000	$123	87
1521 Tremont Ave SW	0.20mi	2/1.0 (-1)	1,224 (+0%)	1mo	$138,000	$113	84
809 12th St SW	0.44mi	3/1.0	1,248 (+2%)	1mo	$117,000	$94	75
322 21st St NW	0.35mi	3/2.0	1,248 (+2%)	1mo	$203,367	$163	75
804 15th St SW	0.37mi	3/1.0	1,148 (-6%)	0mo	$169,680	$148	72
2003 Main Ave W	0.41mi	3/1.5	1,260 (+3%)	3mo	$156,000	$124	71
1115 Borden Ave SW	0.34mi	2/1.0 (-1)	1,152 (-6%)	3mo	$120,000	$104	67
37 23rd St NW	0.63mi	3/1.0	1,194 (-2%)	1mo	$175,000	$147	66
726 Warren St SW	0.39mi	3/2.0	1,320 (+8%)	3mo	$203,500	$154	61
2224 Main Ave W	0.59mi	3/2.0	1,176 (-4%)	3mo	$132,500	$113	60
431 5th St SW	0.75mi	3/1.0	1,396 (+14%)	1mo	$135,000	$97	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-21,173
• Equity at exit: $21,620

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-15,460
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$760
• Tax from tax record: −$142 /mo · $1,698/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $37

Break-even live

Break-even rent $1,218

Max offer price $145,000

Occupancy floor 92%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.30mi
308 Erie St S Unit 17 Massillon, OH	2.0	1.0	700	$635	$0.91	14d	1	1.08mi
308 Erie St S Unit 17 Massillon, OH	2.0	1.0	700	$625	$0.89	44d	1	1.08mi
111 Maple Ave SE Massillon, OH	3.0	1.0	1300	$1,050	$0.81	13d	1	1.37mi
709 3rd St SE Massillon, OH	4.0	1.5	1233	$1,300	$1.05	44d	1	1.39mi
450 South Ave SE Massillon, OH	2.0	1.5	1270	$1,236	$0.97	14d	1	1.43mi

Listing history 12 events

1. 2026-04-12
   status Pending
2. 2026-03-19
   listed $145,000 Active
3. 2020-11-05
   soldstatus $95,000
4. 2020-11-02
   historical 913-char remark

   Show marketing remark (913 chars)

   Welcome to 43 14th ST SW Massillon which is tastefully decorated with an eye for color and design. Adding to the beauty of this 2 story home are waterproof wood floors in the dining and living room-they come with a transferable lifetime warranty! Hand crafted wood treated shutters, covered front porch, new siding, new gutters, new downspouts and newer roof all contribute to the curb appeal of this home. Looking for outdoor space? There is a cover back patio, fire pit area and privacy wood fence. New central air was recently installed in 2017. The walk out basement has a fresh clean look with epoxy floors. Charming kitchen boasts of new LG dishwasher, new GE stove, new stove hood, formica countertops and tiled backsplash. The upstairs bathroom was recently remodeled with new sink, vanity and paint. You'll appreciate the way this home has been lovingly cared for, so make your appt to view real soon.

5. 2020-10-30
   soldstatus $95,000 Closed 913-char remark

   Show marketing remark (913 chars)

   Welcome to 43 14th ST SW Massillon which is tastefully decorated with an eye for color and design. Adding to the beauty of this 2 story home are waterproof wood floors in the dining and living room-they come with a transferable lifetime warranty! Hand crafted wood treated shutters, covered front porch, new siding, new gutters, new downspouts and newer roof all contribute to the curb appeal of this home. Looking for outdoor space? There is a cover back patio, fire pit area and privacy wood fence. New central air was recently installed in 2017. The walk out basement has a fresh clean look with epoxy floors. Charming kitchen boasts of new LG dishwasher, new GE stove, new stove hood, formica countertops and tiled backsplash. The upstairs bathroom was recently remodeled with new sink, vanity and paint. You'll appreciate the way this home has been lovingly cared for, so make your appt to view real soon.

6. 2020-09-28
   status Pending 913-char remark

   Show marketing remark (913 chars)

   Welcome to 43 14th ST SW Massillon which is tastefully decorated with an eye for color and design. Adding to the beauty of this 2 story home are waterproof wood floors in the dining and living room-they come with a transferable lifetime warranty! Hand crafted wood treated shutters, covered front porch, new siding, new gutters, new downspouts and newer roof all contribute to the curb appeal of this home. Looking for outdoor space? There is a cover back patio, fire pit area and privacy wood fence. New central air was recently installed in 2017. The walk out basement has a fresh clean look with epoxy floors. Charming kitchen boasts of new LG dishwasher, new GE stove, new stove hood, formica countertops and tiled backsplash. The upstairs bathroom was recently remodeled with new sink, vanity and paint. You'll appreciate the way this home has been lovingly cared for, so make your appt to view real soon.

7. 2020-09-22
   listed $89,900 Active 913-char remark

   Show marketing remark (913 chars)

   Welcome to 43 14th ST SW Massillon which is tastefully decorated with an eye for color and design. Adding to the beauty of this 2 story home are waterproof wood floors in the dining and living room-they come with a transferable lifetime warranty! Hand crafted wood treated shutters, covered front porch, new siding, new gutters, new downspouts and newer roof all contribute to the curb appeal of this home. Looking for outdoor space? There is a cover back patio, fire pit area and privacy wood fence. New central air was recently installed in 2017. The walk out basement has a fresh clean look with epoxy floors. Charming kitchen boasts of new LG dishwasher, new GE stove, new stove hood, formica countertops and tiled backsplash. The upstairs bathroom was recently remodeled with new sink, vanity and paint. You'll appreciate the way this home has been lovingly cared for, so make your appt to view real soon.

8. 2009-03-23
   soldstatus $20,000 107-char remark

   Show marketing remark (107 chars)

   Not much to do here!!! Updated kitchen & bath, newer carpet, vinyl flooring & Walk out basement

9. 2008-11-25
   listed $24,900 107-char remark

   Show marketing remark (107 chars)

   Not much to do here!!! Updated kitchen & bath, newer carpet, vinyl flooring & Walk out basement

10. 1989-12-11
    soldstatus $36,900
11. 1989-10-13
    soldstatus $29,000
12. 1986-06-17
    soldstatus $21,500

ⓘ 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: $1,698 · $142/mo
• Projected year-2 tax: $1,980 · $165/mo
• Expected delta: +$282/yr (+$23/mo · 16.6%)

ⓘ 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: $15,173
• − Mortgage interest: −$8,122
• − Property taxes: −$1,698
• − Insurance: −$725
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$4,218
• Taxable loss: −$2,018
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $923/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

+574.4% since first listed

12 events — show timeline

• 2026-04-12 Pending — MLSNOW
• 2026-03-19 Listed $145,000 MLSNOW
• 2020-11-05 Sold (Public Records) $95,000 Public Records
• 2020-11-02 Listing Removed — MLSNOW
• 2020-10-30 Sold (MLS) $95,000 MLSNOW
• 2020-09-28 Pending — MLSNOW
• 2020-09-22 Listed $89,900 MLSNOW
• 2009-03-23 Sold (MLS) $20,000 MLSNOW
• 2008-11-25 Listed $24,900 MLSNOW
• 1989-12-11 Sold (Public Records) $36,900 Public Records
• 1989-10-13 Sold (Public Records) $29,000 Public Records
• 1986-06-17 Sold (Public Records) $21,500 Public Records

Property tax history

+6.0%/yr

Latest (2024): $1,698 · +9.0% YoY. Source: county tax records.