421 S Park Ave · Alliance, OH 44601

$74,900

3 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 48 Days on market

Built 1940 1,981 sqft lot $71/sqft · 28% below area Est $103k · 28% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great starter or rental property! All redone and ready to move in! Newer kitchen, electrical, paint, siding and much more! 1st floor laundry. 2 bedrooms up & 1 bedroom down. Don't pass this by! Call today

Key facts

• 1,981 sq ft lot
• Garage
• Built 1940

Property features AI

Finance

• Financial info: Annual tax amount listed (2025)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished living area about 1,062 (per assessor)
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Small lot (approx. 0.0455 acres)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $75k implies a 274% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1940 — 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: 1.54% ✓
• Cap rate: 13.29%
• Cash-on-cash: 25.00%
• DSCR: 2.11
• GRM: 5.4

CMA / ARV

• ARV (median comp): $103,481
• List price: $74,900
• Delta: -27.62%
• 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
140 E High St	0.07mi	2/1.0 (-1)	1,054 (-1%)	12mo	$130,000	$123	80
46 Rosenberry St	0.35mi	3/1.5	1,056 (-1%)	2mo	$115,000	$109	79
163 W Market St	0.32mi	3/1.0	1,187 (+12%)	2mo	$110,000	$93	64
134 E Summit St	0.19mi	3/1.0	1,192 (+12%)	9mo	$66,930	$56	63
252 W Summit St	0.33mi	3/1.5	1,138 (+7%)	11mo	$110,000	$97	62
326 N Park Ave	0.46mi	2/1.0 (-1)	1,040 (-2%)	10mo	$107,000	$103	61
565 W Broadway St	0.64mi	3/1.0	1,040 (-2%)	7mo	$146,700	$141	61
38 W Washington St	0.56mi	3/1.0	1,120 (+6%)	10mo	$125,000	$112	56
732 E High St	0.48mi	3/1.5	1,144 (+8%)	9mo	$116,000	$101	55
215 Parkway Blvd	0.69mi	3/1.0	1,008 (-5%)	12mo	$163,500	$162	49
274 Selby St	0.75mi	3/1.0	988 (-7%)	12mo	$105,000	$106	44
1044 S Liberty Ave	0.65mi	4/1.0 (+1)	1,212 (+14%)	7mo	$90,000	$74	36

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: 18.4%
• Equity multiple: 1.75×
• Total profit: $15,678
• Equity at exit: $11,168

10-year hold

• IRR: 26.8%
• Equity multiple: 3.36×
• Total profit: $49,445
• Equity at exit: $6,476

Cash invested: $20,972 (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: 166
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,155 high
• Mortgage (P&I): −$393
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $437

Break-even live

Break-even rent $602

Max offer price $74,900

Occupancy floor 57%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.47mi
1329 Auld St Alliance, OH	2.0	2.0	900	$895	$0.99	13d	1	1.03mi
1329 Auld St Unit 1329 Alliance, OH	2.0	2.0	900	$925	$1.03	13d	1	1.03mi
734 Mill Cir Alliance, OH	1.0–2.0	1.0	724	$940	$1.30	13d	1	1.37mi
2406 S Union Ave Alliance, OH	4.0	2.0	1394	$1,600	$1.15	43d	1	1.39mi

Listing history 16 events

1. 2026-06-15
   status $74,900 Pending 48 DOM
2. 2026-06-15
   days on market $74,900 Active 48 DOM
3. 2026-06-14
   days on market $74,900 Active 46 DOM
4. 2026-06-13
   days on market $74,900 Active 45 DOM
5. 2026-06-10
   days on market $74,900 Active 43 DOM
6. 2026-06-09
   days on market $74,900 Active 42 DOM
7. 2026-06-08
   days on market $74,900 Active 41 DOM
8. 2026-06-07
   days on market $74,900 Active 40 DOM
9. 2026-06-02
   days on market $74,900 Active 35 DOM
10. 2026-06-01
    days on market $74,900 Active 34 DOM
11. 2026-05-31
    days on market $74,900 Active 33 DOM
12. 2026-05-30
    days on market $74,900 Active 32 DOM
13. 2026-04-28
    listed $79,900 Active 379-char remark
14. 2016-09-15
    soldstatus $20,000 Sold 211-char remark

    Show marketing remark (211 chars)

    Great starter or rental property! All redone and ready to move in! Newer kitchen, electrical, paint, siding and much more! 1st floor laundry. 2 bedrooms up & 1 bedroom down. Don't pass this by! Call today

15. 2016-09-07
    status Pending 211-char remark

    Show marketing remark (211 chars)

    Great starter or rental property! All redone and ready to move in! Newer kitchen, electrical, paint, siding and much more! 1st floor laundry. 2 bedrooms up & 1 bedroom down. Don't pass this by! Call today

16. 2016-08-29
    listed $19,900 Active 211-char remark

    Show marketing remark (211 chars)

    Great starter or rental property! All redone and ready to move in! Newer kitchen, electrical, paint, siding and much more! 1st floor laundry. 2 bedrooms up & 1 bedroom down. Don't pass this by! Call today

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $894 · $75/mo
• Expected delta: +$274/yr (+$23/mo · 44.2%)

ⓘ 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: $13,861
• − Mortgage interest: −$4,196
• − Property taxes: −$620
• − Insurance: −$374
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,179
• Taxable income: $4,274
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $4,216/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

+276.4% since first listed

6 events — show timeline

• 2026-06-15 Pending — MLSNOW
• 2026-05-22 Price Changed $74,900 MLSNOW
• 2026-04-28 Listed $79,900 MLSNOW
• 2016-09-15 Sold (MLS) $20,000 MLSNOW
• 2016-09-07 Pending — MLSNOW
• 2016-08-29 Listed $19,900 MLSNOW

Property tax history

+34.5%/yr

Latest (2024): $620 · +6.6% YoY. Source: county tax records.