105 W Ely St · Alliance, OH 44601

$84,000

3 bd · 2.0 ba · 1,409 sqft · SingleFamily public records · 30 Days on market

Built 1916 8,637 sqft lot Est $141k · 40% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors! 3-bedroom, 2-bath home offering over 1,400 square feet of living space in the heart of Alliance. Built with character and timeless appeal, this property features spacious living areas, a fireplace, detached garage, and a generously sized lot perfect for outdoor enjoyment. Conveniently located near schools, parks, shopping, and local amenities, this home offers a great opportunity for homeowners or investors alike. With solid bones and plenty of potential, this property is ready for your personal touch.

Key facts

• Generously sized lot
• Fireplace
• Detached garage

Tags

• FIREPLACE
• DETACHED GARAGE
• GENEROUSLY SIZED LOT

Property features AI

Exterior

• Parking: Detached garage with 1 parking space; Shared driveway
• Utilities: Public water service; Public sewer service
• Home design: Two-story home; Brick construction; Asphalt/fiberglass roof
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: Bedrooms on multiple levels
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Gas heating
• Interior features: Unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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.
• Alliance City (town): math 39% / reading 45% proficiency, ranked #536 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Alliance Early Learning School (624 students, 0% FRL); Alliance Middle School (math 33% / reading 40%, grade F, #539 of 654 statewide, top 83%, 602 students, 0% FRL); Alliance High School (math 22% / reading 45%, grade F, #598 of 781 statewide, top 77%, 973 students, 0% FRL) — zoned schools average 0% FRL vs 71% district-wide (71 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 168 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $581 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,740 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — 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: 1.47% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.35%
• DSCR: 1.91
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $140,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 W Wayne St	0.22mi	3/1.0	1,446 (+3%)	6mo	$144,900	$100	77
174 W Wayne St	0.19mi	3/1.0	1,344 (-5%)	5mo	$105,000	$78	75
838 Walnut Ave	0.46mi	3/2.0	1,460 (+4%)	4mo	$150,000	$103	68
228 W Oxford St	0.52mi	3/1.0	1,380 (-2%)	2mo	$70,000	$51	66
124 E Wayne St	0.27mi	3/2.0	1,248 (-11%)	7mo	$133,000	$107	62
290 W Broadway St	0.44mi	3/2.0	1,302 (-8%)	6mo	$140,000	$108	62
621 S Haines Ave	0.58mi	3/1.0	1,456 (+3%)	2mo	$70,000	$48	61
430 W Oxford St	0.59mi	3/1.0	1,472 (+4%)	0mo	$136,000	$92	60
170 W Cambridge St	0.56mi	3/2.0	1,280 (-9%)	2mo	$145,000	$113	57
345 W Broadway St	0.45mi	3/1.5	1,248 (-11%)	7mo	$120,000	$96	52
69 E Grant St	0.75mi	3/2.0	1,492 (+6%)	5mo	$159,000	$107	51
140 W Summit St	0.65mi	3/1.5	1,540 (+9%)	5mo	$65,000	$42	48

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: 12.6%
• Equity multiple: 1.50×
• Total profit: $11,804
• Equity at exit: $12,525

10-year hold

• IRR: 21.5%
• Equity multiple: 2.83×
• Total profit: $43,053
• Equity at exit: $7,263

Cash invested: $23,520 (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: 168
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $399

Break-even live

Break-even rent $732

Max offer price $84,000

Occupancy floor 63%

Sensitivity live

Price	-10% $446	-5% $423	+0% $399	+5% $375	+10% $351
Rent	-10% $301	-5% $350	+0% $399	+5% $448	+10% $496
Rate	-1.0pp $441	-0.5pp $420	base $399	+0.5pp $377	+1.0pp $355

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 W Ely St Alliance, OH	3.0	1.0	1344	$1,300	$0.97	15d	1	0.05mi
1329 Auld St Alliance, OH	2.0	2.0	900	$895	$0.99	15d	1	1.41mi
1329 Auld St Unit 1329 Alliance, OH	2.0	2.0	900	$925	$1.03	15d	1	1.41mi

Listing history 18 events

1. 2026-06-22
   days on market $84,000 Active 30 DOM
2. 2026-06-18
   days on market $84,000 Active 27 DOM
3. 2026-06-17
   days on market $84,000 Active 26 DOM
4. 2026-06-16
   days on market $84,000 Active 25 DOM
5. 2026-06-15
   days on market $84,000 Active 24 DOM
6. 2026-06-14
   days on market $84,000 Active 22 DOM
7. 2026-06-13
   days on market $84,000 Active 21 DOM
8. 2026-06-10
   pricedays on market $84,000 Active 19 DOM
9. 2026-06-09
   days on market $90,000 Active 18 DOM
10. 2026-06-08
    days on market $90,000 Active 17 DOM
11. 2026-06-07
    days on market $90,000 Active 16 DOM
12. 2026-06-03
    price $90,000 Active 11 DOM
13. 2026-06-02
    days on market $100,000 Active 11 DOM
14. 2026-06-01
    days on market $100,000 Active 10 DOM
15. 2026-05-31
    days on market $100,000 Active 9 DOM
16. 2026-05-30
    days on market $100,000 Active 8 DOM
17. 2026-05-22
    listed $100,000 Active
18. 2005-07-13
    soldstatus $82,000

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$39/yr (+$3/mo · 3.2%)

ⓘ 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 ≥97°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: $14,840
• − Mortgage interest: −$4,705
• − Property taxes: −$1,232
• − Insurance: −$420
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,444
• Taxable income: $3,664
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $3,906/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: Alliance City
• NCES district ID: 3904349
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $33,326
• Composite: 34.54/100
• National rank: #5176
• State rank: #536 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

• Census place: Alliance, OH
• 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

+22.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $100,000 MLSNOW
• 2005-07-13 Sold (Public Records) $82,000 Public Records

Property tax history

+8.0%/yr

Latest (2024): $1,232 · +46.0% YoY. Source: county tax records.