807 S Union Ave · Alliance, OH 44601

$125,000

3 bd · 2.0 ba · 2,308 sqft · MultiFamily public records · 410 Days on market

Built 1906 7,139 sqft lot Est $90k · 38% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

6 unit dorm style-all unit share 2 full baths Rents are $325,$350,$325,$300,$425,$300 monthly expenses are $663.

Key facts

• 7,139 sq ft lot
• Parking
• Built 1906

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.9% 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.
• Market conditions: 166 active listings in the ZIP; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• At $4,934/mo this rent would consume 96% of the median local household income ($62k/yr) (locally 780% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 410 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $125k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 410 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.95% ✓
• Cap rate: 35.86%
• Cash-on-cash: 105.60%
• DSCR: 5.70
• GRM: 2.1

CMA / ARV

• ARV (median comp): $90,425
• List price: $125,000
• Delta: 38.24%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 W Summit St	0.15mi	4/2.0 (+1)	2,288 (-1%)	13mo	$65,000	$28	75
404 S Linden Ave	0.45mi	4/3.0 (+1)	2,450 (+6%)	6mo	$35,000	$14	55
939 S Arch Ave	0.27mi	3/3.0	2,620 (+14%)	10mo	$130,000	$50	53

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: —
• Equity multiple: 6.03×
• Total profit: $175,959
• Equity at exit: $18,638

10-year hold

• IRR: —
• Equity multiple: 12.60×
• Total profit: $406,008
• 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: 166
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $4,934 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,036
• Net cashflow: $3,080

Break-even live

Break-even rent $1,035

Max offer price $125,000

Occupancy floor 33%

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	2	$4,932
Total (6 units)			$4,934

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: —

Listing history 23 events

1. 2026-06-18
   days on market $125,000 Active 410 DOM
2. 2026-06-17
   days on market $125,000 Active 409 DOM
3. 2026-06-16
   days on market $125,000 Active 408 DOM
4. 2026-06-15
   days on market $125,000 Active 407 DOM
5. 2026-06-14
   days on market $125,000 Active 405 DOM
6. 2026-06-13
   days on market $125,000 Active 404 DOM
7. 2026-06-10
   days on market $125,000 Active 402 DOM
8. 2026-06-09
   days on market $125,000 Active 401 DOM
9. 2026-06-08
   days on market $125,000 Active 400 DOM
10. 2026-06-07
    days on market $125,000 Active 399 DOM
11. 2026-06-02
    days on market $125,000 Active 394 DOM
12. 2026-06-01
    days on market $125,000 Active 393 DOM
13. 2026-05-31
    days on market $125,000 Active 392 DOM
14. 2026-05-30
    days on market $125,000 Active 391 DOM
15. 2026-03-13
    price $125,000 114-char remark

    Show marketing remark (114 chars)

    6 unit dorm style-all unit share 2 full baths Rents are $325,$350,$325,$300,$425,$300 monthly expenses are $663.

16. 2026-03-02
    status Active 114-char remark

    Show marketing remark (114 chars)

    6 unit dorm style-all unit share 2 full baths Rents are $325,$350,$325,$300,$425,$300 monthly expenses are $663.

17. 2026-02-19
    status Pending 114-char remark

    Show marketing remark (114 chars)

    6 unit dorm style-all unit share 2 full baths Rents are $325,$350,$325,$300,$425,$300 monthly expenses are $663.

18. 2025-08-21
    status Active 114-char remark

    Show marketing remark (114 chars)

    6 unit dorm style-all unit share 2 full baths Rents are $325,$350,$325,$300,$425,$300 monthly expenses are $663.

19. 2025-08-16
    status Pending 114-char remark

    Show marketing remark (114 chars)

    6 unit dorm style-all unit share 2 full baths Rents are $325,$350,$325,$300,$425,$300 monthly expenses are $663.

20. 2025-04-17
    listed $135,000 Active 114-char remark

    Show marketing remark (114 chars)

    6 unit dorm style-all unit share 2 full baths Rents are $325,$350,$325,$300,$425,$300 monthly expenses are $663.

21. 2014-07-31
    soldstatus $80,000
22. 2005-06-01
    soldstatus $80,000
23. 1995-01-25
    soldstatus $25,000

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $1,636 · $136/mo
• Expected delta: +$314/yr (+$26/mo · 23.7%)

ⓘ 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: $59,208
• − Mortgage interest: −$7,002
• − Property taxes: −$1,323
• − Insurance: −$625
• − Repairs & maintenance: −$4,737
• − Management: −$4,737
• − Depreciation: −$3,636
• Taxable income: $37,149
• Est. tax owed @ 24.0%: −$8,916
• After-tax cash flow: $28,045/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

+400.0% since first listed

9 events — show timeline

• 2026-03-13 Price Changed $125,000 MLSNOW
• 2026-03-02 Relisted — MLSNOW
• 2026-02-19 Pending — MLSNOW
• 2025-08-21 Relisted — MLSNOW
• 2025-08-16 Pending — MLSNOW
• 2025-04-17 Listed $135,000 MLSNOW
• 2014-07-31 Sold (Public Records) $80,000 Public Records
• 2005-06-01 Sold (Public Records) $80,000 Public Records
• 1995-01-25 Sold (Public Records) $25,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $1,323 · +16.8% YoY. Source: county tax records.