12020 Easton St NE · Alliance, OH 44601

$135,000

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 3 Days on market

Built 1908 8,276 sqft lot $120/sqft · at area comps Est $204k · 34% under ↓ 10% since listing

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Why this score? — see what drove the C+ 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Schools +5.3/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming Colonial offering over 1,600 sq ft of living space, filled with natural light and beautiful wood accents throughout. A welcoming covered front porch sets the stage for relaxing evenings or effortless entertaining. Step inside to a grand foyer where the home’s bright, airy feel immediately shines. The spacious great room features a fireplace with an ornate mantel, creating a warm and inviting focal point. Just off the great room, the formal dining room boasts a bay window. The spacious kitchen offers an oversized island, ceiling-height cabinetry, and easy access to the backyard. Outdoor living is just as appealing, with an extended driveway providing ample park

Key facts

• Covered front porch
• Spacious great room
• Formal dining room

Tags

• COVERED FRONT PORCH
• GRAND FOYER
• SPACIOUS GREAT ROOM
• FIREPLACE WITH ORNATE MANTEL
• FORMAL DINING ROOM
• BAY WINDOW

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Two garage spaces
• Utilities: Well water; Septic tank
• Home design: Two-story home; Wood siding; Asphalt/fiberglass roof
• Construction: Built (year per public records)
• Exterior features: Covered porch; Above-ground private pool

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air gas heating
• Interior features: Full unfinished basement; Great Room fireplace
• Laundry & utility: Main-level laundry room with laundry tub/sink

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/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 $128k (5.1% below list).
• Recommended offer: $128k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.8% in Alliance — 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 78/100 on livability (#175 in OH, #2,737 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment F.
• Marlington Local (rural): math 58% / reading 67% proficiency, ranked #253 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 166 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 $933 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 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 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,084 (5.1% below list)

Questions for the listing agent

1. Built in 1908 — 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: 0.95% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (median comp): $204,450
• List price: $135,000
• Delta: -30.11%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12366 Cartway St NE	0.45mi	3/1.0	1,170 (+4%)	12mo	$235,000	$201	63

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-10,841
• Equity at exit: $20,129

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $4,660
• Equity at exit: $11,672

Cash invested: $37,800 (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 44601

• Active inventory: 166
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $174

Break-even live

Break-even rent $1,061

Max offer price $135,000

Occupancy floor 81%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 3 DOM
2. 2026-06-17
   days on market $135,000 Active 2 DOM
3. 2026-06-15
   pricedays on marketlisting id $135,000 Active 1 DOM
4. 2026-06-14
   days on market $142,900 Active 43 DOM
5. 2026-06-13
   days on market $142,900 Active 42 DOM
6. 2026-06-10
   days on market $142,900 Active 40 DOM
7. 2026-06-09
   days on market $142,900 Active 39 DOM
8. 2026-06-08
   days on market $142,900 Active 38 DOM
9. 2026-06-07
   days on market $142,900 Active 37 DOM
10. 2026-06-03
    days on market $142,900 Active 33 DOM
11. 2026-06-02
    days on market $142,900 Active 32 DOM
12. 2026-06-01
    days on market $142,900 Active 31 DOM
13. 2026-05-31
    days on market $142,900 Active 30 DOM
14. 2026-05-30
    days on market $142,900 Active 29 DOM
15. 2026-05-01
    listed $142,900 Active 1209-char remark
16. 2026-04-21
    status Pending
17. 2026-04-21
    historical
18. 2026-04-02
    listed $149,900 Active

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $1,496 · $125/mo
• Expected delta: +$610/yr (+$51/mo · 68.9%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,370
• − Mortgage interest: −$7,562
• − Property taxes: −$886
• − Insurance: −$675
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$3,927
• Taxable loss: −$139
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $2,120/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: Marlington Local
• NCES district ID: 3904988
• Math proficiency: 58% ▼ -10.00%
• Reading proficiency: 67% ▼ -8.00%
• Median HH income: $49,795
• Composite: 53.1/100
• National rank: #1514
• State rank: #253 of 656 in OH

Livability — Alliance

• Score: 78/100
• State rank: #175
• US rank: #2737

Category grades

Amenities F Commute A+ Cost of living A+ Crime C Employment F Housing A+ Health & safety A- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stark County · 272,865 people
• City population: 32,696
• Metro: Canton-Massillon, OH
• Population (ZIP): 32,696
• Household income: $61,965
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 780.0

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 (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 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: ▼ -174.62%
• Current HPI: 224.9507
• 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

-9.9% since first listed

6 events — show timeline

• 2026-06-15 Listed $135,000 MLSNOW
• 2026-06-14 Listing Removed — MLSNOW
• 2026-05-01 Listed $142,900 MLSNOW
• 2026-04-21 Pending — MLSNOW
• 2026-04-21 Listing Removed — MLSNOW
• 2026-04-02 Listed $149,900 MLSNOW

Property tax history

-0.0%/yr

Latest (2017): $886 · +2.0% YoY. Source: county tax records.