260 W Washington St · Alliance, OH 44601

$129,900

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 5 Days on market

Built 1910 2,556 sqft lot Est $119k · 9% over

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Why this score? — see what drove the D 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 +16.6/30.0
• DSCR +5.1/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• ARV discount +3.4/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Why rent when you can own a small home that lives big?! This welcoming property makes excellent use of space, featuring a bright, open layout with generously sized rooms that have been fully updated. Located in a quiet neighborhood, it offers easy, low-maintenance living and the convenience of off-street parking. The modern kitchen includes brand-new appliances, such as a side-by-side refrigerator, self-cleaning electric range, built-in microwave and dishwasher. Don’t miss the opportunity to make this move-in-ready home your own!

Key facts

• Move-in-ready
• Open layout
• Quiet neighborhood

Tags

• OPEN LAYOUT
• QUIET NEIGHBORHOOD
• OFF-STREET PARKING
• MODERN KITCHEN
• BRAND-NEW APPLIANCES
• MOVE-IN-READY

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished living area approximately 1,064 (assessor)
• Construction: Vertical siding; Asphalt/fiberglass roof
• Exterior features: Off-street parking

Interior

• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $78 ($931/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 $109k (16.1% below list).
• Recommended offer: $109k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.5% 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.
• Zoned schools: Alliance Early Learning School (624 students, 0% FRL); Alliance Middle School (math 33% / reading 40%, grade F, #539 of 654 statewide, top 83%, 602 students, 0% FRL); Alliance High School (math 22% / reading 45%, grade F, #598 of 781 statewide, top 77%, 973 students, 0% FRL) — zoned schools average 0% FRL vs 71% district-wide (71 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 168 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $898 of loan paydown is wiped out by about $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $14k; list at $130k implies a 862% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,930 (16.1% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.84% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $119,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 N Park Ave	0.31mi	2/1.0	1,040 (-2%)	11mo	$107,000	$103	73
38 W Washington St	0.18mi	3/1.0 (+1)	1,120 (+5%)	10mo	$125,000	$112	69
274 Selby St	0.13mi	3/1.0 (+1)	988 (-7%)	12mo	$105,000	$106	67
1004 Ridgefield Ave	0.54mi	2/1.0	1,008 (-5%)	2mo	$29,750	$30	64
232 Selby St	0.14mi	2/1.0	936 (-12%)	13mo	$77,000	$82	63
140 E High St	0.62mi	2/1.0	1,054 (-1%)	12mo	$130,000	$123	59
565 W Broadway St	0.57mi	3/1.0 (+1)	1,040 (-2%)	7mo	$146,700	$141	59
163 W Market St	0.34mi	3/1.0 (+1)	1,187 (+12%)	2mo	$110,000	$93	58
215 Parkway Blvd	0.58mi	3/1.0 (+1)	1,008 (-5%)	12mo	$163,500	$162	49
160 Bonnieview Ave	0.62mi	3/1.0 (+1)	1,182 (+11%)	0mo	$141,940	$120	47
529 W High St	0.60mi	2/1.0	1,125 (+6%)	19mo	$145,000	$129	46
252 W Summit St	0.75mi	3/1.5 (+1)	1,138 (+7%)	11mo	$110,000	$97	38

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-16,160
• Equity at exit: $19,369

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-7,926
• Equity at exit: $11,231

Cash invested: $36,372 (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: 168
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $78

Break-even live

Break-even rent $991

Max offer price $129,900

Occupancy floor 88%

Sensitivity live

Price	-10% $151	-5% $114	+0% $78	+5% $41	+10% $4
Rent	-10% $-8	-5% $35	+0% $78	+5% $121	+10% $164
Rate	-1.0pp $143	-0.5pp $111	base $78	+0.5pp $44	+1.0pp $10

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.16mi
245 E Main St Alliance, OH	1.0	1.0	850	$1,025	$1.21	15d	1	0.53mi
245 E Main St Alliance, OH	1.0	1.0	950	$900	$0.95	45d	1	0.53mi

Listing history 3 events

1. 2026-05-13
   status Pending
2. 2026-05-08
   listed $129,900 Active
3. 1992-05-26
   soldstatus $13,500

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $1,299 · $108/mo
• Expected delta: +$728/yr (+$61/mo · 127.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,072
• − Mortgage interest: −$7,276
• − Property taxes: −$571
• − Insurance: −$650
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$3,779
• Taxable loss: −$1,296
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $1,242/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

+862.2% since first listed

3 events — show timeline

• 2026-05-13 Pending — MLSNOW
• 2026-05-08 Listed $129,900 MLSNOW
• 1992-05-26 Sold (Public Records) $13,500 Public Records

Property tax history

+6.8%/yr

Latest (2024): $571 · +16.9% YoY. Source: county tax records.