160 Bonnieview Ave · Alliance, OH 44601

$154,000

3 bd · 1.0 ba · 1,182 sqft · SingleFamily public records · 57 Days on market

Built 1958 8,537 sqft lot Est $129k · 20% over

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Why this score? — see what drove the F 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 +13.7/30.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must see 3 bedroom, 1 bath cape cod located on a large corner lot. Recent upgrades include bath, flooring, and paint throughout. 1 car detached garage, beautiful landscaping around entire house. Newer roof, vinyl siding and vinyl windows.

Key facts

• Updated full bath
• Large picture window
• Updated flooring

Tags

• CORNER LOT
• UPDATED FLOORING
• ORIGINAL HARDWOOD FLOORS
• LARGE PICTURE WINDOW
• UPDATED FULL BATH
• ABUNDANT STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $11 ($134/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (17.0% below list).
• Recommended offer: $128k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.7% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $112k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,869 (17.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $128,838
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Bonnieview Ave	0.00mi	3/1.0	1,182 (0%)	0mo	$141,940	$120	100
163 W Market St	0.53mi	3/1.0	1,187 (+0%)	2mo	$110,000	$93	73
579 W Ely St	0.37mi	3/1.0	1,224 (+4%)	10mo	$52,000	$42	69
345 W Broadway St	0.35mi	3/1.5	1,248 (+6%)	6mo	$120,000	$96	67
565 W Broadway St	0.15mi	3/1.0	1,040 (-12%)	7mo	$146,700	$141	67
728 Fairview Pl	0.39mi	2/2.0 (-1)	1,143 (-3%)	1mo	$205,000	$179	67
290 W Broadway St	0.41mi	3/2.0	1,302 (+10%)	6mo	$140,000	$108	55
666 S Rockhill Ave	0.39mi	3/1.0	1,332 (+13%)	9mo	$83,000	$62	53
170 W Cambridge St	0.60mi	3/2.0	1,280 (+8%)	2mo	$145,000	$113	53
1050 Parkway Blvd	0.66mi	2/1.5 (-1)	1,232 (+4%)	3mo	$171,600	$139	52
1030 Sunset Dr	0.68mi	3/1.5	1,280 (+8%)	3mo	$140,000	$109	50
174 W Wayne St	0.70mi	3/1.0	1,344 (+14%)	5mo	$105,000	$78	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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-24,267
• Equity at exit: $22,962

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-20,303
• Equity at exit: $13,315

Cash invested: $43,120 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$127 /mo · $1,527/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $11

Break-even live

Break-even rent $1,265

Max offer price $154,000

Occupancy floor 94%

Sensitivity live

Price	-10% $98	-5% $55	+0% $11	+5% $-32	+10% $-76
Rent	-10% $-90	-5% $-39	+0% $11	+5% $62	+10% $112
Rate	-1.0pp $89	-0.5pp $50	base $11	+0.5pp $-29	+1.0pp $-69

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: $38,500
• Closing costs: $4,620
• 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	15d	1	0.67mi

Listing history 13 events

1. 2026-04-22
   status Pending
2. 2026-02-24
   listed $154,000 Active
3. 2026-02-24
   historical
4. 2026-01-23
   listed $159,000 Active
5. 2021-07-30
   soldstatus $112,000 Closed 238-char remark

   Show marketing remark (238 chars)

   Must see 3 bedroom, 1 bath cape cod located on a large corner lot. Recent upgrades include bath, flooring, and paint throughout. 1 car detached garage, beautiful landscaping around entire house. Newer roof, vinyl siding and vinyl windows.

6. 2021-06-16
   historical Contingent 238-char remark

   Show marketing remark (238 chars)

   Must see 3 bedroom, 1 bath cape cod located on a large corner lot. Recent upgrades include bath, flooring, and paint throughout. 1 car detached garage, beautiful landscaping around entire house. Newer roof, vinyl siding and vinyl windows.

7. 2021-06-16
   status Active 238-char remark

   Show marketing remark (238 chars)

   Must see 3 bedroom, 1 bath cape cod located on a large corner lot. Recent upgrades include bath, flooring, and paint throughout. 1 car detached garage, beautiful landscaping around entire house. Newer roof, vinyl siding and vinyl windows.

8. 2021-05-03
   historical Contingent 238-char remark

   Show marketing remark (238 chars)

   Must see 3 bedroom, 1 bath cape cod located on a large corner lot. Recent upgrades include bath, flooring, and paint throughout. 1 car detached garage, beautiful landscaping around entire house. Newer roof, vinyl siding and vinyl windows.

9. 2021-04-23
   price $117,900 238-char remark

   Show marketing remark (238 chars)

   Must see 3 bedroom, 1 bath cape cod located on a large corner lot. Recent upgrades include bath, flooring, and paint throughout. 1 car detached garage, beautiful landscaping around entire house. Newer roof, vinyl siding and vinyl windows.

10. 2021-04-16
    listed $124,900 Active 238-char remark

    Show marketing remark (238 chars)

    Must see 3 bedroom, 1 bath cape cod located on a large corner lot. Recent upgrades include bath, flooring, and paint throughout. 1 car detached garage, beautiful landscaping around entire house. Newer roof, vinyl siding and vinyl windows.

11. 2021-01-27
    soldstatus $70,000 Closed
12. 2021-01-16
    status Pending
13. 2021-01-15
    listed $70,000 Active

ⓘ 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: $1,527 · $127/mo
• Projected year-2 tax: $1,965 · $164/mo
• Expected delta: +$438/yr (+$36/mo · 28.6%)

ⓘ 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: $15,344
• − Mortgage interest: −$8,626
• − Property taxes: −$1,527
• − Insurance: −$770
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$4,480
• Taxable loss: −$2,515
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $737/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

+120.0% since first listed

13 events — show timeline

• 2026-04-22 Pending — MLSNOW
• 2026-02-24 Listing Removed — MLSNOW
• 2026-02-24 Listed $154,000 MLSNOW
• 2026-01-23 Listed $159,000 MLSNOW
• 2021-07-30 Sold (MLS) $112,000 MLSNOW
• 2021-06-16 Contingent — MLSNOW
• 2021-06-16 Relisted — MLSNOW
• 2021-05-03 Contingent — MLSNOW
• 2021-04-23 Price Changed $117,900 MLSNOW
• 2021-04-16 Listed $124,900 MLSNOW
• 2021-01-27 Sold (MLS) $70,000 MLSNOW
• 2021-01-16 Pending — MLSNOW
• 2021-01-15 Listed $70,000 MLSNOW

Property tax history

+7.7%/yr

Latest (2024): $1,527 · +21.3% YoY. Source: county tax records.