223 E Oxford St · Alliance, OH 44601

$34,900

3 bd · 1.5 ba · 1,862 sqft · SingleFamily public records · 61 Days on market

Built 1894 5,641 sqft lot $19/sqft · 50% below area ↓ 5% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Spacious Colonial with open front porch. Foyer entrance leading to the living room with French door and the dining room, or bonus room. Open kitchen with eating area and natural wood cabinets. Living room with fireplace and built-in bookcases. Beautiful wood paneled wall and staircase leading to the second floor. Three bedrooms on the second floor. Full bathroom with built-in cabinets. First floor bedroom with double closets and a full bathroom. The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

Key facts

• French door
• Bonus room
• Open front porch

Tags

• OPEN FRONT PORCH
• FOYER ENTRANCE
• FRENCH DOOR
• BONUS ROOM
• OPEN KITCHEN
• NATURAL WOOD CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 32.8% 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.
• 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; 2 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 $241 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y ago; this cycle's ask has dropped $5k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1894 — 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: 3.67% ✓
• Cap rate: 32.82%
• Cash-on-cash: 94.75%
• DSCR: 5.22
• GRM: 2.3

CMA / ARV

• ARV (median comp): $70,000
• List price: $34,900
• Delta: -50.14%
• 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
62 E Market St	0.30mi	4/1.5 (+1)	1,804 (-3%)	1mo	$103,050	$57	75
62 E High St	0.16mi	3/1.0	1,708 (-8%)	3mo	$136,000	$80	74
134 W Cambridge St	0.33mi	3/1.0	1,670 (-10%)	0mo	$83,000	$50	65
233 Shadyside Ct	0.70mi	3/1.5	1,815 (-2%)	3mo	$131,000	$72	61
1005 S Freedom Ave	0.42mi	3/1.0	1,704 (-8%)	5mo	$119,900	$70	60
233 W Cambridge St	0.45mi	3/1.5	1,626 (-13%)	1mo	$139,000	$85	57
608 N Freedom Ave	0.59mi	3/1.5	1,722 (-8%)	5mo	$124,900	$73	56
33 S Lincoln Ave	0.59mi	4/2.0 (+1)	1,748 (-6%)	0mo	$101,375	$58	55
1175 S Freedom Ave	0.53mi	3/1.5	2,053 (+10%)	8mo	$159,900	$78	52
118 S Mckinley Ave	0.61mi	4/1.0 (+1)	1,680 (-10%)	2mo	$70,000	$42	46
265 W Broadway St	0.50mi	4/2.0 (+1)	2,056 (+10%)	11mo	$200,000	$97	44
1014 Noble St E	0.74mi	3/1.5	1,668 (-10%)	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: 95.6%
• Equity multiple: 5.45×
• Total profit: $43,508
• Equity at exit: $5,204

10-year hold

• IRR: 98.3%
• Equity multiple: 11.36×
• Total profit: $101,245
• Equity at exit: $3,018

Cash invested: $9,772 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $772

Break-even live

Break-even rent $305

Max offer price $34,900

Occupancy floor 35%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	13d	1	0.60mi
2406 S Union Ave Alliance, OH	4.0	2.0	1394	$1,600	$1.15	43d	1	1.33mi

Listing history 30 events

1. 2026-06-18
   days on market $34,900 Active 61 DOM
2. 2026-06-17
   days on market $34,900 Active 60 DOM
3. 2026-06-16
   days on market $34,900 Active 59 DOM
4. 2026-06-15
   days on market $34,900 Active 58 DOM
5. 2026-06-14
   days on market $34,900 Active 56 DOM
6. 2026-06-13
   days on market $34,900 Active 55 DOM
7. 2026-06-10
   pricedays on market $34,900 Active 53 DOM
8. 2026-06-09
   days on market $39,900 Active 52 DOM
9. 2026-06-08
   days on market $39,900 Active 51 DOM
10. 2026-06-07
    days on market $39,900 Active 50 DOM
11. 2026-06-02
    days on market $39,900 Active 45 DOM
12. 2026-06-01
    days on market $39,900 Active 44 DOM
13. 2026-05-31
    days on market $39,900 Active 43 DOM
14. 2026-05-30
    days on market $39,900 Active 42 DOM
15. 2026-05-15
    status Active 585-char remark

    Show marketing remark (585 chars)

    Spacious Colonial with open front porch. Foyer entrance leading to the living room with French door and the dining room, or bonus room. Open kitchen with eating area and natural wood cabinets. Living room with fireplace and built-in bookcases. Beautiful wood paneled wall and staircase leading to the second floor. Three bedrooms on the second floor. Full bathroom with built-in cabinets. First floor bedroom with double closets and a full bathroom. The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

16. 2026-05-12
    status Pending 585-char remark

    Show marketing remark (585 chars)

    Spacious Colonial with open front porch. Foyer entrance leading to the living room with French door and the dining room, or bonus room. Open kitchen with eating area and natural wood cabinets. Living room with fireplace and built-in bookcases. Beautiful wood paneled wall and staircase leading to the second floor. Three bedrooms on the second floor. Full bathroom with built-in cabinets. First floor bedroom with double closets and a full bathroom. The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

17. 2026-04-14
    listed $39,900 Active 585-char remark

    Show marketing remark (585 chars)

    Spacious Colonial with open front porch. Foyer entrance leading to the living room with French door and the dining room, or bonus room. Open kitchen with eating area and natural wood cabinets. Living room with fireplace and built-in bookcases. Beautiful wood paneled wall and staircase leading to the second floor. Three bedrooms on the second floor. Full bathroom with built-in cabinets. First floor bedroom with double closets and a full bathroom. The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

18. 2013-10-02
    soldstatus $26,950
19. 2013-03-22
    historical
20. 2012-12-12
    listed $9,900
21. 2011-04-03
    historical
22. 2009-02-28
    listed $39,800
23. 2002-07-02
    soldstatus $32,300
24. 2002-02-20
    listed $30,000
25. 2001-11-30
    historical
26. 2001-08-28
    listed $37,500
27. 2001-05-30
    historical
28. 2001-05-30
    historical
29. 2000-09-20
    listed $42,000
30. 2000-09-20
    listed $42,000

ⓘ 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: $519 · $43/mo
• Projected year-2 tax: $532 · $44/mo
• Expected delta: +$12/yr (+$1/mo · 2.4%)

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

Taxation est. · year 1

• Rental income: $15,379
• − Mortgage interest: −$1,955
• − Property taxes: −$519
• − Insurance: −$174
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$1,015
• Taxable income: $9,254
• Est. tax owed @ 24.0%: −$2,221
• After-tax cash flow: $7,038/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

-5.0% since first listed

16 events — show timeline

• 2026-05-15 Relisted — MLSNOW
• 2026-05-12 Pending — MLSNOW
• 2026-04-14 Listed $39,900 MLSNOW
• 2013-10-02 Sold (Public Records) $26,950 Public Records
• 2013-03-22 Listing Removed — MLSNOW
• 2012-12-12 Listed $9,900 MLSNOW
• 2011-04-03 Listing Removed — MLSNOW
• 2009-02-28 Listed $39,800 MLSNOW
• 2002-07-02 Sold (Public Records) $32,300 Public Records
• 2002-02-20 Listed $30,000 MLSNOW
• 2001-11-30 Listing Removed — MLSNOW
• 2001-08-28 Listed $37,500 MLSNOW
• 2001-05-30 Listing Removed — MLSNOW
• 2001-05-30 Listing Removed — MLSNOW
• 2000-09-20 Listed $42,000 MLSNOW
• 2000-09-20 Listed $42,000 MLSNOW

Property tax history

+3.5%/yr

Latest (2024): $519 · -13.4% YoY. Source: county tax records.