452 E Summit St · Alliance, OH 44601

$89,900

2 bd · 2.0 ba · 1,201 sqft · SingleFamily public records · 22 Days on market

Built 1900 1,650 sqft lot Est $136k · 34% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.8/10.0
• 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

Come take a look at this century home built in 1900, offering a blend of classic charm and modern updates. With 2 large bedrooms and 2 full baths, it features a new kitchen along with many recent upgrades including a new roof with new gutters and downspouts, a new furnace, new water heater, new carpet, and freshly painted throughout. Both bathrooms have been updated, and new lighting adds that perfect finishing touch. With all the updates completed, this home provides a comfortable living space for you to unpack your bags and move right in!

Key facts

• New furnace
• New kitchen
• New downspouts

Tags

• NEW KITCHEN
• NEW ROOF
• NEW GUTTERS
• NEW DOWNSPOUTS
• NEW FURNACE
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($971 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 6 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 $622 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 22 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $90k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.08% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $135,713
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
726 S Arch Ave	0.09mi	3/1.0 (+1)	1,368 (+14%)	2mo	$40,000	$29	62
170 W Cambridge St	0.53mi	3/2.0 (+1)	1,280 (+7%)	2mo	$145,000	$113	58
163 W Market St	0.66mi	3/1.0 (+1)	1,187 (-1%)	2mo	$110,000	$93	57
46 Rosenberry St	0.34mi	3/1.5 (+1)	1,056 (-12%)	2mo	$115,000	$109	55
935 S Morgan Ave	0.34mi	3/1.0 (+1)	1,337 (+11%)	2mo	$40,000	$30	54
815 Grace St	0.62mi	3/1.0 (+1)	1,178 (-2%)	8mo	$172,000	$146	53
1537 S Liberty Ave	0.64mi	3/1.0 (+1)	1,248 (+4%)	6mo	$173,000	$139	50
1608 S Liberty Ave	0.66mi	3/1.0 (+1)	1,130 (-6%)	3mo	$145,750	$129	48
290 W Broadway St	0.71mi	3/2.0 (+1)	1,302 (+8%)	6mo	$140,000	$108	43
1475 Chatauqua Ct	0.62mi	3/1.0 (+1)	1,092 (-9%)	8mo	$140,000	$128	41
624 E College St	0.75mi	3/1.0 (+1)	1,320 (+10%)	1mo	$160,000	$121	38
228 W Oxford St	0.61mi	3/1.0 (+1)	1,380 (+15%)	2mo	$70,000	$51	36

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,236
• Equity at exit: $13,404

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $16,021
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.7×

Monthly cashflow live

• Estimated rent: $971 high
• Mortgage (P&I): −$471
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $210

Break-even live

Break-even rent $705

Max offer price $89,900

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
245 E Main St Alliance, OH	1.0	1.0	950	$900	$0.95	43d	1	0.48mi
245 E Main St Alliance, OH	1.0	1.0	850	$1,025	$1.21	13d	1	0.48mi
1329 Auld St Alliance, OH	2.0	2.0	900	$895	$0.99	13d	1	0.65mi
1329 Auld St Unit 1329 Alliance, OH	2.0	2.0	900	$925	$1.03	13d	1	0.65mi
109 W Ely St Alliance, OH	3.0	1.0	1344	$1,300	$0.97	13d	1	0.80mi
734 Mill Cir Alliance, OH	1.0–2.0	1.0	724	$940	$1.30	13d	1	1.08mi

Listing history 33 events

1. 2026-06-18
   days on market $89,900 Active 22 DOM
2. 2026-06-17
   days on market $89,900 Active 21 DOM
3. 2026-06-16
   days on market $89,900 Active 20 DOM
4. 2026-06-15
   days on market $89,900 Active 19 DOM
5. 2026-06-14
   days on market $89,900 Active 17 DOM
6. 2026-06-13
   days on market $89,900 Active 16 DOM
7. 2026-06-10
   days on market $89,900 Active 14 DOM
8. 2026-06-09
   days on market $89,900 Active 13 DOM
9. 2026-06-08
   days on market $89,900 Active 12 DOM
10. 2026-06-07
    days on market $89,900 Active 11 DOM
11. 2026-06-02
    days on market $89,900 Active 6 DOM
12. 2026-06-01
    days on market $89,900 Active 5 DOM
13. 2026-05-31
    days on market $89,900 Active 4 DOM
14. 2026-05-30
    days on market $89,900 Active 3 DOM
15. 2026-03-30
    status Pending
16. 2025-11-24
    status Active
17. 2025-11-17
    status Pending
18. 2025-11-13
    price $89,900
19. 2025-08-21
    price $95,000
20. 2025-07-09
    price $99,000
21. 2025-07-07
    price $107,900
22. 2025-05-15
    listed $110,000 Active
23. 2025-05-06
    historical
24. 2025-02-04
    historical
25. 2025-02-04
    listed $112,900 Active
26. 2024-12-06
    listed $114,900 Active
27. 2023-10-20
    soldstatus $45,000
28. 2023-10-07
    historical
29. 2023-07-31
    listed $54,900 Active
30. 2023-07-31
    historical
31. 2023-07-07
    listed $59,900 Active
32. 1993-09-07
    soldstatus $8,500
33. 1987-08-24
    soldstatus $16,300

ⓘ 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: $578 · $48/mo
• Projected year-2 tax: $990 · $83/mo
• Expected delta: +$412/yr (+$34/mo · 71.3%)

ⓘ 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: $11,647
• − Mortgage interest: −$5,036
• − Property taxes: −$578
• − Insurance: −$450
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$2,615
• Taxable income: $1,105
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $2,251/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

+451.5% since first listed

19 events — show timeline

• 2026-03-30 Pending — MLSNOW
• 2025-11-24 Relisted — MLSNOW
• 2025-11-17 Pending — MLSNOW
• 2025-11-13 Price Changed $89,900 MLSNOW
• 2025-08-21 Price Changed $95,000 MLSNOW
• 2025-07-09 Price Changed $99,000 MLSNOW
• 2025-07-07 Price Changed $107,900 MLSNOW
• 2025-05-15 Listed $110,000 MLSNOW
• 2025-05-06 Listing Removed — MLSNOW
• 2025-02-04 Listed $112,900 MLSNOW
• 2025-02-04 Listing Removed — MLSNOW
• 2024-12-06 Listed $114,900 MLSNOW
• 2023-10-20 Sold (Public Records) $45,000 Public Records
• 2023-10-07 Listing Removed — MLSNOW
• 2023-07-31 Listing Removed — MLSNOW
• 2023-07-31 Listed $54,900 MLSNOW
• 2023-07-07 Listed $59,900 MLSNOW
• 1993-09-07 Sold (Public Records) $8,500 Public Records
• 1987-08-24 Sold (Public Records) $16,300 Public Records

Property tax history

+17.9%/yr

Latest (2024): $578 · +185.3% YoY. Source: county tax records.