226 1/2 South St · Alliance, OH 44601

$79,900

2 bd · 1.0 ba · 1,077 sqft · SingleFamily · 35 Days on market

Built 1916 Good condition 1,751 sqft lot $74/sqft · 21% below area Est $101k · 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey investment opportunity or great starter home! You pick! This charming 2-bedroom, 1-bath home offers immediate cash flow with a reliable, long-term tenant in place who keeps the property in great condition. It could also be a manageable payment for a first time homeowner! Peace of mind comes standard with major updates already completed! No deferred maintenance—just start collecting rent or stop paying rent! Prime, hassle-free addition to assets no matter what!

Key facts

• 1,751 sq ft lot
• Built 1916
• Listed 35 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Vinyl siding exterior; Block foundation; Asphalt roof
• Construction: Built (year from public records); Vinyl siding construction; Block foundation; Asphalt roof
• Exterior features: Covered front porch

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms on the second floor
• Flooring: Carpet in living room
• Bathrooms: One full bathroom on the second floor
• Heating & cooling: Forced-air gas heating; Ceiling fan(s) for cooling
• Interior features: Has basement; Carpeted living room

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$100,686) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($961 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 166 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $77,503 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — 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. 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: 1.20% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $100,686
• List price: $79,900
• Delta: -20.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1475 Chatauqua Ct	0.21mi	3/1.0 (+1)	1,092 (+1%)	8mo	$140,000	$128	76
46 Rosenberry St	0.26mi	3/1.5 (+1)	1,056 (-2%)	2mo	$115,000	$109	76
1608 S Liberty Ave	0.42mi	3/1.0 (+1)	1,130 (+5%)	3mo	$145,750	$129	65
1511 Grace St	0.40mi	2/1.5	986 (-8%)	2mo	$78,000	$79	63
140 E High St	0.61mi	2/1.0	1,054 (-2%)	12mo	$130,000	$123	58
729 Waugh St	0.37mi	2/1.0	936 (-13%)	8mo	$115,000	$123	55
815 Grace St	0.43mi	3/1.0 (+1)	1,178 (+9%)	8mo	$172,000	$146	53
134 E Summit St	0.39mi	3/1.0 (+1)	1,192 (+11%)	9mo	$66,930	$56	52
1522 Wade Ave	0.55mi	2/1.0	936 (-13%)	1mo	$87,500	$93	51
252 W Summit St	0.54mi	3/1.5 (+1)	1,138 (+6%)	11mo	$110,000	$97	49
1815 S Freedom Ave	0.47mi	2/1.0	1,218 (+13%)	12mo	$105,000	$86	46
732 E High St	0.69mi	3/1.5 (+1)	1,144 (+6%)	9mo	$116,000	$101	43

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $238
• Equity at exit: $11,913

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $17,226
• Equity at exit: $6,908

Cash invested: $22,372 (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: 6.9×

Monthly cashflow live

• Estimated rent: $961 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $207

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 73%

Sensitivity live

Price	-10% $262	-5% $234	+0% $207	+5% $179	+10% $152
Rent	-10% $131	-5% $169	+0% $207	+5% $245	+10% $283
Rate	-1.0pp $247	-0.5pp $227	base $207	+0.5pp $186	+1.0pp $165

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1329 Auld St Alliance, OH	2.0	2.0	900	$895	$0.99	14d	1	0.73mi
1329 Auld St Unit 1329 Alliance, OH	2.0	2.0	900	$925	$1.03	14d	1	0.73mi
245 E Main St Alliance, OH	1.0	1.0	950	$900	$0.95	44d	1	0.80mi
245 E Main St Alliance, OH	1.0	1.0	850	$1,025	$1.21	14d	1	0.80mi
734 Mill Cir Alliance, OH	1.0–2.0	1.0	724	$940	$1.30	14d	1	0.81mi
109 W Ely St Alliance, OH	3.0	1.0	1344	$1,300	$0.97	14d	1	1.04mi

Listing history 15 events

1. 2026-06-18
   days on market $79,900 Active 35 DOM
2. 2026-06-17
   days on market $79,900 Active 34 DOM
3. 2026-06-16
   days on market $79,900 Active 33 DOM
4. 2026-06-15
   days on market $79,900 Active 32 DOM
5. 2026-06-14
   days on market $79,900 Active 30 DOM
6. 2026-06-13
   days on market $79,900 Active 29 DOM
7. 2026-06-10
   days on market $79,900 Active 27 DOM
8. 2026-06-09
   days on market $79,900 Active 26 DOM
9. 2026-06-08
   days on market $79,900 Active 25 DOM
10. 2026-06-07
    days on market $79,900 Active 24 DOM
11. 2026-06-02
    days on market $79,900 Active 19 DOM
12. 2026-06-01
    days on market $79,900 Active 18 DOM
13. 2026-05-31
    days on market $79,900 Active 17 DOM
14. 2026-05-30
    days on market $79,900 Active 16 DOM
15. 2026-05-14
    listed $79,900 Active 478-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $11,529
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$2,324
• Taxable income: $1,286
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,173/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.

Condition & rehab AI · 16 photos

Good 75/100 Cosmetic rehab

This charming 2-bedroom, 1-bath home offers immediate cash flow with a reliable tenant in place. It's in good condition with minor repairs needed, making it a great turnkey investment or starter home.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — slight wear
• Minor exterior paint — slight wear

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both update kitchen cabinets — New cabinets improve functionality and aesthetics
• Both update bathroom fixtures — New fixtures improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
exterior paint · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both update kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both update bathroom fixtures — New fixtures improve functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-14 Listed $79,900 MLSNOW