432 Johnson Ave · Alliance, OH 44601

$44,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 118 Days on market

Built 1921 6,534 sqft lot $52/sqft · 68% below area

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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

Welcome to 432 Johnson Ave., Alliance, Ohio 44601! A 2-bedroom, 1-bath home with a living room, kitchen/dining area, and basement on two parcels. Approx. 864 sq ft (excluding basement). Includes a second lot with a clean garage with a partial wall to renovate. Recent updates: interior/exterior painting, new doors, light fixtures, outlets, switches, blinds, and more. Some utilities and finishing touches still needed (electric, water, furnace, basement paint, garage cleanup). Great investment or starter home opportunity! Full Disclosure: All room dimensions are approximate estimates.

Key facts

• Living room
• Basement
• Partial wall

Tags

• LIVING ROOM
• KITCHEN DINING AREA
• BASEMENT
• SECOND LOT
• CLEAN GARAGE
• PARTIAL WALL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($922 rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.2% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent is only 18% of the median local income ($62k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $45k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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: 2.05% ✓
• Cap rate: 18.22%
• Cash-on-cash: 42.60%
• DSCR: 2.90
• GRM: 4.1

CMA / ARV

• ARV (median comp): $140,756
• List price: $44,900
• Delta: -68.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
697 W Main St	0.34mi	2/1.5	858 (-1%)	18mo	$58,500	$68	66
838 N Lincoln Ave	0.57mi	2/1.0	898 (+4%)	11mo	$157,000	$175	58
1134 Ridgefield Ave	0.56mi	3/1.0 (+1)	896 (+4%)	10mo	$132,000	$147	54
11368 Homestead Ave NE	0.61mi	3/1.0 (+1)	912 (+6%)	13mo	$62,500	$69	46
540 W Broadway St	0.60mi	2/1.0	816 (-6%)	20mo	$137,500	$169	46
232 Selby St	0.64mi	2/1.0	936 (+8%)	13mo	$77,000	$82	45
124 Washington St W	0.72mi	2/1.0	936 (+8%)	22mo	$128,000	$137	35
274 Selby St	0.61mi	3/1.0 (+1)	988 (+14%)	12mo	$105,000	$106	33
119 Selby St	0.74mi	2/1.0	780 (-10%)	22mo	$70,000	$90	31

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: 39.3%
• Equity multiple: 2.68×
• Total profit: $21,147
• Equity at exit: $6,695

10-year hold

• IRR: 45.7%
• Equity multiple: 5.38×
• Total profit: $55,003
• Equity at exit: $3,882

Cash invested: $12,572 (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: 4.1×

Monthly cashflow live

• Estimated rent: $922 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $446

Break-even live

Break-even rent $357

Max offer price $44,900

Occupancy floor 47%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
199 W Main St Alliance, OH	2.0	1.0	600	$860	$1.43	13d	1	0.69mi
245 E Main St Alliance, OH	1.0	1.0	850	$1,025	$1.21	13d	1	1.10mi
245 E Main St Alliance, OH	1.0	1.0	950	$900	$0.95	43d	1	1.10mi

Listing history 22 events

1. 2026-06-18
   days on market $44,900 Active 118 DOM
2. 2026-06-17
   days on market $44,900 Active 117 DOM
3. 2026-06-16
   days on market $44,900 Active 116 DOM
4. 2026-06-15
   days on market $44,900 Active 115 DOM
5. 2026-06-14
   days on market $44,900 Active 113 DOM
6. 2026-06-13
   days on market $44,900 Active 112 DOM
7. 2026-06-10
   days on market $44,900 Active 110 DOM
8. 2026-06-09
   days on market $44,900 Active 109 DOM
9. 2026-06-08
   days on market $44,900 Active 108 DOM
10. 2026-06-07
    days on market $44,900 Active 107 DOM
11. 2026-06-02
    days on market $44,900 Active 102 DOM
12. 2026-06-01
    days on market $44,900 Active 101 DOM
13. 2026-05-31
    days on market $44,900 Active 100 DOM
14. 2026-05-30
    days on market $44,900 Active 99 DOM
15. 2026-04-10
    price $44,900 588-char remark

    Show marketing remark (588 chars)

    Welcome to 432 Johnson Ave., Alliance, Ohio 44601! A 2-bedroom, 1-bath home with a living room, kitchen/dining area, and basement on two parcels. Approx. 864 sq ft (excluding basement). Includes a second lot with a clean garage with a partial wall to renovate. Recent updates: interior/exterior painting, new doors, light fixtures, outlets, switches, blinds, and more. Some utilities and finishing touches still needed (electric, water, furnace, basement paint, garage cleanup). Great investment or starter home opportunity! Full Disclosure: All room dimensions are approximate estimates.

16. 2026-02-20
    listed $49,900 Active 588-char remark

    Show marketing remark (588 chars)

    Welcome to 432 Johnson Ave., Alliance, Ohio 44601! A 2-bedroom, 1-bath home with a living room, kitchen/dining area, and basement on two parcels. Approx. 864 sq ft (excluding basement). Includes a second lot with a clean garage with a partial wall to renovate. Recent updates: interior/exterior painting, new doors, light fixtures, outlets, switches, blinds, and more. Some utilities and finishing touches still needed (electric, water, furnace, basement paint, garage cleanup). Great investment or starter home opportunity! Full Disclosure: All room dimensions are approximate estimates.

17. 2026-01-31
    historical
18. 2025-10-09
    price $49,900
19. 2025-08-19
    listed $55,000 Active
20. 2025-04-11
    soldstatus $13,598
21. 1995-03-21
    soldstatus $19,300
22. 1991-06-24
    soldstatus $2,000

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $519 · $43/mo
• Expected delta: +$182/yr (+$15/mo · 54.0%)

ⓘ 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: $11,066
• − Mortgage interest: −$2,515
• − Property taxes: −$337
• − Insurance: −$224
• − Repairs & maintenance: −$885
• − Management: −$885
• − Depreciation: −$1,306
• Taxable income: $4,913
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,177/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

+2145.0% since first listed

8 events — show timeline

• 2026-04-10 Price Changed $44,900 NORIS
• 2026-02-20 Listed $49,900 NORIS
• 2026-01-31 Listing Removed — NORIS
• 2025-10-09 Price Changed $49,900 NORIS
• 2025-08-19 Listed $55,000 NORIS
• 2025-04-11 Sold (Public Records) $13,598 Public Records
• 1995-03-21 Sold (Public Records) $19,300 Public Records
• 1991-06-24 Sold (Public Records) $2,000 Public Records

Property tax history

-17.5%/yr

Latest (2024): $337 · -17.3% YoY. Source: county tax records.