217 2nd St NE · Massillon, OH 44646

$149,900

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 35 Days on market

Built 1922 2,535 sqft lot Est $140k · 7% over

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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 +13.4/30.0
• ARV discount +4.3/15.0
• DSCR +4.0/10.0
• Rent growth +4.0/5.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 217 2nd St NE in Massillon, Ohio, where comfort and convenience come together from the moment you arrive. A covered front porch sets the tone, offering the perfect spot to relax and enjoy the neighborhood. Inside, you’ll find 1,308 square feet of nice living space with brand-new carpet in the living room, on the stairs going up to the 2nd floor and all 3 bedrooms on 2nd floor. Paired with laminate flooring in the dining room, kitchen, and bath makes for easy cleanup. The layout flows easily, creating a bright and practical environment for everyday living, entertaining, or working from home. Three bedrooms provide flexibility for guests, a home office, or growing family need

Key facts

• Covered front porch
• Laminate flooring
• Full basement

Tags

• COVERED FRONT PORCH
• BRAND NEW CARPET
• LAMINATE FLOORING
• UNFINISHED ATTIC AREA
• FULL BASEMENT
• MODERN ELECTRIC PANEL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $3 ($36/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 (20.2% below list).
• Recommended offer: $120k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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

• It's been on market 35 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $28k; list at $150k implies a 435% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,608 (20.2% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $139,956
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 2nd St NE	0.00mi	3/1.0	1,308 (0%)	1mo	$140,000	$107	99
121 Chestnut Ave NE	0.08mi	3/1.0	1,456 (+11%)	1mo	$83,000	$57	77
323 Cherry Rd NE	0.21mi	3/1.0	1,188 (-9%)	2mo	$139,000	$117	74
418 9th St NE	0.46mi	3/1.0	1,248 (-5%)	0mo	$110,000	$88	71
23 Willard Ave NE	0.31mi	3/1.0	1,424 (+9%)	1mo	$74,200	$52	70
404 Pike Ave SW	0.66mi	3/1.0	1,310 (+0%)	0mo	$62,000	$47	68
739 Vogel Ave NE	0.71mi	3/1.0	1,250 (-4%)	2mo	$149,900	$120	58
431 5th St SW	0.68mi	3/1.0	1,396 (+7%)	1mo	$135,000	$97	56
842 Seneca St NE	0.63mi	2/2.0 (-1)	1,378 (+5%)	0mo	$173,650	$126	52
959 9th St NE	0.75mi	2/1.0 (-1)	1,247 (-5%)	3mo	$174,000	$140	50
315 Korman Ave NE	0.64mi	3/1.5	1,164 (-11%)	2mo	$170,000	$146	48
1221 North Ave NE	0.67mi	3/1.5	1,450 (+11%)	2mo	$115,000	$79	47

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: -13.1%
• Equity multiple: 0.51×
• Total profit: $-20,367
• Equity at exit: $22,351

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,182
• Equity at exit: $12,961

Cash invested: $41,972 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$786
• Tax from tax record: −$93 /mo · $1,120/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $3

Break-even live

Break-even rent $1,192

Max offer price $149,900

Occupancy floor 95%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
450 South Ave SE Massillon, OH	2.0	1.5	1270	$1,236	$0.97	13d	1	0.51mi
709 3rd St SE Massillon, OH	4.0	1.5	1233	$1,300	$1.05	43d	1	0.72mi
111 Maple Ave SE Massillon, OH	3.0	1.0	1300	$1,050	$0.81	13d	1	0.86mi
1715 Connecticut Ave SE Massillon, OH	3.0	1.0	1048	$1,200	$1.15	43d	1	1.02mi
311 Gail Ave NE Unit 325 Massillon, OH	2.0	2.0	1082	$1,095	$1.01	13d	1	1.02mi
717 15th St SW Massillon, OH	3.0	1.0	936	$1,250	$1.34	43d	1	1.30mi
1832 1st St NE Apt A Massillon, OH	2.0	1.5	1023	$980	$0.96	21d	1	1.41mi
1832 1st St NE Apt A Massillon, OH	2.0	1.5	1023	$960	$0.94	13d	1	1.41mi

Listing history 5 events

1. 2026-04-28
   status Pending
2. 2026-04-07
   status Active
3. 2026-03-27
   historical Contingent
4. 2026-03-24
   listed $149,900 Active
5. 1992-12-29
   soldstatus $28,000

ⓘ 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: $1,120 · $93/mo
• Projected year-2 tax: $1,729 · $144/mo
• Expected delta: +$609/yr (+$51/mo · 54.4%)

ⓘ 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: $14,353
• − Mortgage interest: −$8,397
• − Property taxes: −$1,120
• − Insurance: −$750
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$4,361
• Taxable loss: −$2,570
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $653/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

+435.4% since first listed

5 events — show timeline

• 2026-04-28 Pending — MLSNOW
• 2026-04-07 Relisted — MLSNOW
• 2026-03-27 Contingent — MLSNOW
• 2026-03-24 Listed $149,900 MLSNOW
• 1992-12-29 Sold (Public Records) $28,000 Public Records

Property tax history

+1.1%/yr

Latest (2024): $1,120 · -4.6% YoY. Source: county tax records.