849 Walnut Ave · Alliance, OH 44601

$125,000

3 bd · 1.0 ba · 1,383 sqft · SingleFamily public records · 1 Days on market

Built 1904 0.33 ac lot Est $136k · 8% under

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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 +20.7/30.0
• ARV discount +11.0/15.0
• DSCR +6.6/10.0
• 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

Tucked away on a spacious lot in Alliance, this thoughtfully remodeled home blends classic charm with fresh, modern updates throughout. From the moment you step inside, you’ll notice the light, airy feel, updated finishes, and a layout that just makes sense for everyday living. The kitchen has been completely refreshed with crisp cabinetry, updated countertops, and a functional layout that opens into the dining space—perfect for both weeknight dinners and hosting. The main living areas offer a warm, inviting feel with updated flooring and neutral tones that make it easy to move right in and make it your own. With 3 bedrooms, this home offers flexibility for guests, a home office

Key facts

• Updated finishes
• 2-car garage
• Oversized lot

Tags

• REMODELED HOME
• UPDATED FINISHES
• REFRESHED KITCHEN
• UPDATED BATHROOM
• OVERSIZED LOT
• 2-CAR GARAGE

Property features AI

Finance

• Financial info: Annual taxes listed (amount withheld from output as financial detail)

Exterior

• Parking: Detached 2-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Two-story home; Aluminum siding exterior; Entry level information not provided
• Construction: Built (year from public records); Frame construction; Shingle/asphalt roof; Block foundation
• Exterior features: Lot approximately 0.334 acres

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Partial concrete basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 7.9% 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.
• 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; 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 $864 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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 $45k; list at $125k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1904 — 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: 1.05% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $135,534
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
838 Walnut Ave	0.03mi	3/2.0	1,460 (+6%)	4mo	$150,000	$103	82
174 W Wayne St	0.43mi	3/1.0	1,344 (-3%)	5mo	$105,000	$78	71
260 W Wayne St	0.47mi	3/1.0	1,446 (+5%)	6mo	$144,900	$100	65
124 E Wayne St	0.23mi	3/2.0	1,248 (-10%)	7mo	$133,000	$107	63
407 N Liberty Ave	0.47mi	3/1.5	1,316 (-5%)	9mo	$124,000	$94	61
244 N Park Ave	0.45mi	2/1.0 (-1)	1,272 (-8%)	9mo	$38,000	$30	53
1015 Reed	0.62mi	3/1.5	1,248 (-10%)	2mo	$137,000	$110	51
546 W Harrison St	0.74mi	3/1.5	1,344 (-3%)	10mo	$149,900	$112	50
1025 Reed St	0.63mi	3/2.0	1,248 (-10%)	3mo	$122,600	$98	48
511 W Ely St	0.73mi	2/2.0 (-1)	1,430 (+3%)	8mo	$18,000	$13	44
263 Franklin Ave	0.64mi	2/1.5 (-1)	1,252 (-10%)	8mo	$26,000	$21	41
163 W Market St	0.74mi	3/1.0	1,187 (-14%)	2mo	$110,000	$93	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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-9,404
• Equity at exit: $18,638

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $5,839
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $170

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 82%

Sensitivity live

Price	-10% $256	-5% $213	+0% $170	+5% $127	+10% $84
Rent	-10% $67	-5% $118	+0% $170	+5% $222	+10% $273
Rate	-1.0pp $233	-0.5pp $202	base $170	+0.5pp $138	+1.0pp $105

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: $31,250
• Closing costs: $3,750
• 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	0.48mi

Listing history 2 events

1. 2026-06-13
   remarks 687-char remark
2. 2026-06-13
   listed $125,000 Pending 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $15,705
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$3,636
• Taxable income: $54
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $2,028/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

+420.8% since first listed

26 events — show timeline

• 2026-06-12 Pending — MLSNOW
• 2026-06-11 Listed $125,000 MLSNOW
• 2026-04-29 Listing Removed — MLSNOW
• 2026-04-10 Price Changed $129,900 MLSNOW
• 2026-04-01 Relisted — MLSNOW
• 2026-03-30 Pending — MLSNOW
• 2026-03-26 Listed $135,000 MLSNOW
• 2025-11-04 Listed $70,000 MLSNOW
• 2025-06-24 Listing Removed — MLSNOW
• 2025-06-02 Price Changed $90,000 MLSNOW
• 2025-05-19 Price Changed $95,000 MLSNOW
• 2025-04-09 Price Changed $101,000 MLSNOW
• 2025-03-31 Price Changed $105,000 MLSNOW
• 2025-02-05 Price Changed $114,000 MLSNOW
• 2025-01-27 Listed $120,000 MLSNOW
• 2024-07-30 Listing Removed — MLSNOW
• 2024-07-12 Price Changed $115,000 MLSNOW
• 2024-06-11 Relisted — MLSNOW
• 2024-06-11 Price Changed $120,000 MLSNOW
• 2024-06-10 Listing Removed — MLSNOW
• 2024-05-23 Price Changed $135,000 MLSNOW
• 2024-03-20 Price Changed $150,000 MLSNOW
• 2024-03-11 Listed $175,000 MLSNOW
• 2009-11-04 Sold (Public Records) $45,000 Public Records
• 1988-11-28 Sold (Public Records) $12,500 Public Records
• 1985-04-30 Sold (Public Records) $24,000 Public Records

Property tax history

-9.3%/yr

Latest (2024): $221 · +45.4% YoY. Source: county tax records.