62 E Market St · Alliance, OH 44601

$99,900

4 bd · 1.5 ba · 1,804 sqft · SingleFamily public records · 183 Days on market

Built 1868 6,599 sqft lot Est $126k · 21% under

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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 +9.0/10.0
• 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 MLS

Large 4 bedroom home. Some updates. Still needs some work. Sold As-Is

Key facts

• Hardwood flooring
• Stainless steel sink
• Kitchen updated

Tags

• KITCHEN UPDATED
• HARDWOOD FLOORING
• NEW WOODEN CABINETRY
• STAINLESS STEEL SINK
• BATHROOM UPDATED
• WHITE VANITY

Property features AI

Finance

• Financial info: Annual property tax reported (2024)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Wood siding; Asphalt shingle roof
• Construction: Built according to public records; Wood siding construction; Asphalt/shingle roof
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced-air heating
• Interior features: Updated/remodeled condition; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% 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.
• Market conditions: 169 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $691 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $43k; list at $100k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1868 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1868 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.40% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.25%
• DSCR: 1.90
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $126,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 E Market St	0.00mi	4/1.5	1,804 (0%)	1mo	$103,050	$57	99
33 S Lincoln Ave	0.39mi	4/2.0	1,748 (-3%)	0mo	$101,375	$58	74
62 E High St	0.18mi	3/1.0 (-1)	1,708 (-5%)	3mo	$136,000	$80	73
608 N Freedom Ave	0.34mi	3/1.5 (-1)	1,722 (-4%)	5mo	$124,900	$73	67
118 S Mckinley Ave	0.43mi	4/1.0	1,680 (-7%)	2mo	$70,000	$42	64
134 W Cambridge St	0.37mi	3/1.0 (-1)	1,670 (-7%)	0mo	$83,000	$50	63
233 W Cambridge St	0.43mi	3/1.5 (-1)	1,626 (-10%)	1mo	$139,000	$85	57
265 W Broadway St	0.36mi	4/2.0	2,056 (+14%)	11mo	$200,000	$97	49
1005 S Freedom Ave	0.71mi	3/1.0 (-1)	1,704 (-6%)	5mo	$119,900	$70	46
140 W Summit St	0.46mi	3/1.5 (-1)	1,540 (-15%)	5mo	$65,000	$42	45
134 11th St	0.68mi	4/2.0	1,554 (-14%)	2mo	$70,000	$45	41
1014 Noble St E	0.72mi	3/1.5 (-1)	1,668 (-8%)	10mo	$142,000	$85	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: 12.5%
• Equity multiple: 1.50×
• Total profit: $13,869
• Equity at exit: $14,895

10-year hold

• IRR: 21.4%
• Equity multiple: 2.81×
• Total profit: $50,744
• Equity at exit: $8,638

Cash invested: $27,972 (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 44601

• Active inventory: 169
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $472

Break-even live

Break-even rent $803

Max offer price $99,900

Occupancy floor 61%

Sensitivity live

Price	-10% $529	-5% $500	+0% $472	+5% $444	+10% $416
Rent	-10% $361	-5% $417	+0% $472	+5% $527	+10% $583
Rate	-1.0pp $522	-0.5pp $498	base $472	+0.5pp $446	+1.0pp $420

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	14d	1	0.28mi

Listing history 8 events

1. 2026-05-22
   status Pending
2. 2026-03-12
   historical Contingent
3. 2025-12-16
   status Active
4. 2025-11-29
   historical Contingent
5. 2025-11-20
   listed $99,900 Active
6. 2025-09-10
   soldstatus $43,000
7. 2009-06-24
   soldstatus $9,000 69-char remark

   Show marketing remark (69 chars)

   Large 4 bedroom home. Some updates. Still needs some work. Sold As-Is

8. 2009-04-13
   listed $9,900 69-char remark

   Show marketing remark (69 chars)

   Large 4 bedroom home. Some updates. Still needs some work. Sold As-Is

ⓘ 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: $826 · $69/mo
• Projected year-2 tax: $1,192 · $99/mo
• Expected delta: +$366/yr (+$31/mo · 44.3%)

ⓘ 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 · 18 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: $16,807
• − Mortgage interest: −$5,596
• − Property taxes: −$826
• − Insurance: −$500
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$2,906
• Taxable income: $4,290
• Est. tax owed @ 24.0%: −$1,030
• After-tax cash flow: $4,636/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

+909.1% since first listed

8 events — show timeline

• 2026-05-22 Pending — MLSNOW
• 2026-03-12 Contingent — MLSNOW
• 2025-12-16 Relisted — MLSNOW
• 2025-11-29 Contingent — MLSNOW
• 2025-11-20 Listed $99,900 MLSNOW
• 2025-09-10 Sold (Public Records) $43,000 Public Records
• 2009-06-24 Sold (MLS) $9,000 MLSNOW
• 2009-04-13 Listed $9,900 MLSNOW

Property tax history

+8.5%/yr

Latest (2024): $826 · +44.0% YoY. Source: county tax records.