870 S Haines Ave · Alliance, OH 44601

$122,000

4 bd · 2.0 ba · 2,105 sqft · SingleFamily public records · 17 Days on market

Built 1927 4,094 sqft lot Est $242k · 50% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.9/10.0
• 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

Welcome home to this spacious home with 4 bedrooms and 2 full baths. Enjoy the mornings sipping coffee on the front covered porch. Entertain your evenings on the deck off the family room, which is plenty big enough for large gatherings. A huge family room is available for those cool nights you want to be inside, with plenty of room for any guests. The dining room boasts beautiful wood beams as well as original hardwood floors. The kitchen is perfect for large meals. The front living room is classy and cozy, it features a gas fireplace the leads into a sunroom for the times you want to relax with a good book. The upstairs features 4 bedrooms and another full bath with double sinks as well as a stand-up shower. The master bedroom is very large and features dual ceiling fans along with a large closet. Laundry is in the basement and has plenty of room for storage. On-road parking available. Schedule a showing!

Key facts

• Flexible floor plan
• Vinyl siding
• Large rear deck

Tags

• VINYL SIDING
• LARGE REAR DECK
• FLEXIBLE FLOOR PLAN
• GENEROUS LIVING AREAS

Property features AI

Finance

• Financial info: Annual taxes listed (2025)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding; Asphalt/fiberglass roof; Above-grade finished area about 2,105
• Construction: Built (year per public records); Vinyl siding construction; Asphalt/Fiberglass roof
• Exterior features: Public water; Public sewer

Interior

• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $120k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 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 $843 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,170 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — 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. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.00%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $242,075
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Overlook Dr	0.29mi	3/2.5 (-1)	2,117 (+1%)	11mo	$269,900	$127	69
265 W Broadway St	0.45mi	4/2.0	2,056 (-2%)	11mo	$200,000	$97	66
896 Parkway Blvd	0.38mi	3/2.0 (-1)	2,028 (-4%)	7mo	$230,000	$113	65
1119 Glenwood Dr	0.73mi	4/2.0	2,074 (-2%)	10mo	$301,000	$145	55
1338 Parkway Blvd	0.48mi	4/1.5	1,908 (-9%)	6mo	$220,000	$115	55
1175 S Freedom Ave	0.61mi	3/1.5 (-1)	2,053 (-2%)	8mo	$159,900	$78	54
958 Cornell Dr	0.63mi	4/2.0	1,974 (-6%)	9mo	$239,000	$121	52
1321 Parkway Blvd	0.51mi	3/1.5 (-1)	1,904 (-10%)	7mo	$170,000	$89	47
62 E Market St	0.62mi	4/1.5	1,804 (-14%)	1mo	$103,050	$57	45
884 W College Rd	0.72mi	5/2.0 (+1)	2,267 (+8%)	6mo	$265,000	$117	43
1039 Glamorgan St	0.56mi	3/3.0 (-1)	1,871 (-11%)	5mo	$265,000	$142	42
233 Shadyside Ct	0.57mi	3/1.5 (-1)	1,815 (-14%)	3mo	$131,000	$72	42

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: 0.1%
• Equity multiple: 1.01×
• Total profit: $183
• Equity at exit: $18,191

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $25,900
• Equity at exit: $10,548

Cash invested: $34,160 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$145 /mo · $1,741/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $313

Break-even live

Break-even rent $1,058

Max offer price $122,000

Occupancy floor 73%

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $122,000 Active 17 DOM
2. 2026-06-17
   days on market $122,000 Active 16 DOM
3. 2026-06-16
   days on market $122,000 Active 15 DOM
4. 2026-06-15
   days on market $122,000 Active 14 DOM
5. 2026-06-14
   days on market $122,000 Active 12 DOM
6. 2026-06-13
   days on market $122,000 Active 11 DOM
7. 2026-06-10
   days on market $122,000 Active 9 DOM
8. 2026-06-09
   days on market $122,000 Active 8 DOM
9. 2026-06-08
   days on market $122,000 Active 7 DOM
10. 2026-06-07
    days on market $122,000 Active 6 DOM
11. 2026-06-01
    remarks 699-char remark
12. 2026-06-01
    listed $122,000 Active 1 DOM

ⓘ 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: $1,741 · $145/mo
• Projected year-2 tax: $1,822 · $152/mo
• Expected delta: +$81/yr (+$7/mo · 4.7%)

ⓘ 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: $17,449
• − Mortgage interest: −$6,834
• − Property taxes: −$1,741
• − Insurance: −$610
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$3,549
• Taxable income: $1,923
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $3,295/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

+24.6% since first listed

11 events — show timeline

• 2026-05-30 Listed $122,000 MLSNOW
• 2022-05-09 Sold (Public Records) $139,900 Public Records
• 2022-05-06 Sold (MLS) $139,900 MLSNOW
• 2022-03-24 Pending — MLSNOW
• 2022-03-13 Price Changed $139,900 MLSNOW
• 2022-03-08 Listed $149,900 MLSNOW
• 2015-07-24 Sold (Public Records) $94,900 Public Records
• 2015-07-24 Sold (MLS) $94,900 MLSNOW
• 2015-06-15 Pending — MLSNOW
• 2015-06-12 Price Changed $94,900 MLSNOW
• 2015-06-02 Listed $97,900 MLSNOW

Property tax history

+3.5%/yr

Latest (2024): $1,741 · +25.9% YoY. Source: county tax records.