1424 S Liberty Ave · Alliance, OH 44601

$104,500

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 48 Days on market

Built 1919 5,279 sqft lot $89/sqft · at area comps Est $107k · at est.

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Why this score? — see what drove the C 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 +22.8/30.0
• ARV discount +8.6/15.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• 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

Lots of updates! 3 bedrooms, updated bath, updated kitchen cabinets, all new paint and flooring! New furnace and updated plumbing.

Key facts

• Fresh paint
• New front door
• Large storage shed

Tags

• DURABLE VINYL FLOORING
• LARGE STORAGE SHED
• FRESH PAINT
• NEW FRONT DOOR

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story house; Vinyl siding; Slate roof
• Construction: Built (year per public records); Vinyl siding construction; Slate roof
• Exterior features: Front porch; Outbuilding for storage

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (gas); Ceiling fan(s); Window cooling unit(s)
• Interior features: Unfinished basement with sump pump; Front porch; One fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $101k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 $722 of loan paydown is wiped out by about $3k 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 48 days — a 3% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $60k; list at $104k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,365 (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 1919 — 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: 1.05% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 7.9

CMA / ARV

• ARV (median comp): $107,017
• List price: $104,500
• Delta: -2.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Grace St	0.07mi	3/1.0	1,178 (+0%)	8mo	$172,000	$146	90
1608 S Liberty Ave	0.11mi	3/1.0	1,130 (-4%)	3mo	$145,750	$129	86
1537 S Liberty Ave	0.10mi	3/1.0	1,248 (+6%)	6mo	$173,000	$139	81
1044 S Liberty Ave	0.25mi	4/1.0 (+1)	1,212 (+3%)	7mo	$90,000	$74	72
624 E College St	0.21mi	3/1.0	1,320 (+12%)	1mo	$160,000	$121	69
1846 S Freedom Ave	0.35mi	3/2.0	1,267 (+8%)	5mo	$60,000	$47	62
2376 S Seneca Ave	0.66mi	3/1.0	1,187 (+1%)	7mo	$179,900	$152	62
935 S Morgan Ave	0.35mi	3/1.0	1,337 (+14%)	2mo	$40,000	$30	59
2351 S Freedom Ave	0.65mi	3/1.0	1,236 (+5%)	4mo	$85,000	$69	58
46 Rosenberry St	0.59mi	3/1.5	1,056 (-10%)	2mo	$115,000	$109	52
152 E Mill St	0.65mi	3/1.5	1,296 (+10%)	3mo	$194,900	$150	48
2464 S Freedom Ave	0.74mi	3/2.0	1,296 (+10%)	1mo	$175,000	$135	44

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,360
• Equity at exit: $15,581

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $10,220
• Equity at exit: $9,035

Cash invested: $29,260 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,099 high
• Mortgage (P&I): −$548
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $182

Break-even live

Break-even rent $869

Max offer price $104,500

Occupancy floor 78%

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: $26,125
• Closing costs: $3,135
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1329 Auld St Alliance, OH	2.0	2.0	900	$895	$0.99	13d	1	0.45mi
1329 Auld St Unit 1329 Alliance, OH	2.0	2.0	900	$925	$1.03	13d	1	0.45mi
734 Mill Cir Alliance, OH	1.0–2.0	1.0	724	$940	$1.30	13d	1	0.58mi
2406 S Union Ave Alliance, OH	4.0	2.0	1394	$1,600	$1.15	43d	1	0.86mi
109 W Ely St Alliance, OH	3.0	1.0	1344	$1,300	$0.97	13d	1	1.29mi

Listing history 24 events

1. 2026-06-18
   days on market $104,500 Active 48 DOM
2. 2026-06-17
   days on market $104,500 Active 47 DOM
3. 2026-06-16
   days on market $104,500 Active 46 DOM
4. 2026-06-15
   days on market $104,500 Active 45 DOM
5. 2026-06-14
   days on market $104,500 Active 43 DOM
6. 2026-06-13
   days on market $104,500 Active 42 DOM
7. 2026-06-10
   days on market $104,500 Active 40 DOM
8. 2026-06-09
   days on market $104,500 Active 39 DOM
9. 2026-06-08
   days on market $104,500 Active 38 DOM
10. 2026-06-07
    days on market $104,500 Active 37 DOM
11. 2026-06-02
    days on market $104,500 Active 32 DOM
12. 2026-06-01
    days on market $104,500 Active 31 DOM
13. 2026-05-31
    days on market $104,500 Active 30 DOM
14. 2026-05-30
    pricedays on market $104,500 Active 29 DOM
15. 2026-05-01
    listed $109,900 Active 942-char remark
16. 2022-10-19
    soldstatus $60,000
17. 2022-10-17
    soldstatus $60,000 Closed 130-char remark

    Show marketing remark (130 chars)

    Lots of updates! 3 bedrooms, updated bath, updated kitchen cabinets, all new paint and flooring! New furnace and updated plumbing.

18. 2022-10-02
    status Pending 130-char remark

    Show marketing remark (130 chars)

    Lots of updates! 3 bedrooms, updated bath, updated kitchen cabinets, all new paint and flooring! New furnace and updated plumbing.

19. 2022-08-22
    price $69,900 130-char remark

    Show marketing remark (130 chars)

    Lots of updates! 3 bedrooms, updated bath, updated kitchen cabinets, all new paint and flooring! New furnace and updated plumbing.

20. 2022-08-01
    status Active 130-char remark

    Show marketing remark (130 chars)

    Lots of updates! 3 bedrooms, updated bath, updated kitchen cabinets, all new paint and flooring! New furnace and updated plumbing.

21. 2022-05-17
    status Pending 130-char remark

    Show marketing remark (130 chars)

    Lots of updates! 3 bedrooms, updated bath, updated kitchen cabinets, all new paint and flooring! New furnace and updated plumbing.

22. 2022-05-05
    listed $74,900 Active 130-char remark

    Show marketing remark (130 chars)

    Lots of updates! 3 bedrooms, updated bath, updated kitchen cabinets, all new paint and flooring! New furnace and updated plumbing.

23. 2008-06-16
    soldstatus $5,700

    Show marketing remark (41 chars)

    Vinyl sided, needs work price accordingly

24. 2008-03-24
    listed $7,700

    Show marketing remark (41 chars)

    Vinyl sided, needs work price accordingly

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,384 · $115/mo
• Expected delta: +$246/yr (+$21/mo · 21.6%)

ⓘ 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: $13,188
• − Mortgage interest: −$5,854
• − Property taxes: −$1,138
• − Insurance: −$522
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$3,040
• Taxable income: $523
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $2,056/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

+1257.1% since first listed

11 events — show timeline

• 2026-05-29 Price Changed $104,500 MLSNOW
• 2026-05-01 Listed $109,900 MLSNOW
• 2022-10-19 Sold (Public Records) $60,000 Public Records
• 2022-10-17 Sold (MLS) $60,000 MLSNOW
• 2022-10-02 Pending — MLSNOW
• 2022-08-22 Price Changed $69,900 MLSNOW
• 2022-08-01 Relisted — MLSNOW
• 2022-05-17 Pending — MLSNOW
• 2022-05-05 Listed $74,900 MLSNOW
• 2008-06-16 Sold (MLS) $5,700 MLSNOW
• 2008-03-24 Listed $7,700 MLSNOW

Property tax history

+3.6%/yr

Latest (2024): $1,138 · +12.5% YoY. Source: county tax records.