550 Johnson Ave · Alliance, OH 44601

$115,000

2 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 55 Days on market

Built 1920 6,150 sqft lot $79/sqft · 19% below area Est $142k · 19% 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just Listed - A Home Full of Heart, Happiness & Sweet Surprises! Proudly owned and lovingly cared for by the same family, this home radiates warmth, memories, and pride of ownership at every turn. You'll feel instant peace and mid knowing there's a brand new breaker box with a GFCI breaker in the kitchen, a freshly serviced furnace, and a hot water tank installed in 2021 - all the important updates already handled for you! Step inside and enjoy the inviting warmth of the charming wood-burning stove, creating the perfect ambiance for snowy evenings and relaxed, heartwarming conversations. Soft carpeted living spaces and hallways make the home feel welcoming from the moment you walk in, while a new ceiling fan in the bedroom and fresh lighting in the laundry room add bright, thoughtful touches. And yes - there's even a built-in can opener for that extra sprinkle of nostalgic charm! Outside is where the joy truly blooms. Imagine slow mornings or golden-hour chats on the covered front porch - plenty of room for a swing or cheerful Adirondack chairs. You'll be surrounded by roses, Easter flowers, daffodils, sunflowers, and bleeding hearts creating a colorful, happy welcome all season long. Plus with a playground right across the street, there's an added touch of fun and community just steps away. With utilities through FirstEnergy, Alliance city trash and sewer, and Spectrum internet, this home blends comfort, character, and convenience in the sweetest way. If you've been dreaming of a place that feels joyful the moment you arrive - this might just be it! Message me for details or to schedule your private​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ showing!

Key facts

• New ceiling fan
• Wood-burning stove
• Fresh lighting

Tags

• BRAND NEW BREAKER BOX
• FRESHLY SERVICED FURNACE
• HOT WATER TANK INSTALLED
• WOOD-BURNING STOVE
• NEW CEILING FAN
• FRESH LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (9.5% below list).
• Recommended offer: $104k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 2 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 $795 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 55 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $73k; list at $115k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,074 (9.5% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 0.90% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (median comp): $141,961
• List price: $115,000
• Delta: -18.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 Johnson Ave	0.04mi	2/1.0	1,404 (-4%)	17mo	$106,000	$75	77
511 W Ely St	0.47mi	2/2.0	1,430 (-2%)	8mo	$18,000	$13	64
260 W Wayne St	0.62mi	3/1.0 (+1)	1,446 (-1%)	6mo	$144,900	$100	59
491 W Washington St	0.45mi	3/1.5 (+1)	1,392 (-5%)	15mo	$151,000	$108	52
546 W Harrison St	0.42mi	3/1.5 (+1)	1,344 (-8%)	10mo	$149,900	$112	51
174 W Wayne St	0.67mi	3/1.0 (+1)	1,344 (-8%)	5mo	$105,000	$78	46
433 Fairview Pl	0.67mi	3/1.5 (+1)	1,392 (-5%)	16mo	$210,000	$151	40
465 W High St	0.73mi	3/1.0 (+1)	1,397 (-5%)	17mo	$150,000	$107	39
345 W Broadway St	0.74mi	3/1.5 (+1)	1,248 (-15%)	6mo	$120,000	$96	28
207 W Perry St	0.69mi	3/1.0 (+1)	1,248 (-15%)	19mo	$75,000	$60	23

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-12,175
• Equity at exit: $17,147

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-2,367
• Equity at exit: $9,943

Cash invested: $32,200 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $102

Break-even live

Break-even rent $912

Max offer price $115,000

Occupancy floor 85%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	14d	1	0.79mi
245 E Main St Alliance, OH	1.0	1.0	950	$900	$0.95	44d	1	1.15mi

Listing history 6 events

1. 2026-05-05
   price $115,000 1734-char remark

   Show marketing remark (1734 chars)

   Just Listed - A Home Full of Heart, Happiness & Sweet Surprises! Proudly owned and lovingly cared for by the same family, this home radiates warmth, memories, and pride of ownership at every turn. You'll feel instant peace and mid knowing there's a brand new breaker box with a GFCI breaker in the kitchen, a freshly serviced furnace, and a hot water tank installed in 2021 - all the important updates already handled for you! Step inside and enjoy the inviting warmth of the charming wood-burning stove, creating the perfect ambiance for snowy evenings and relaxed, heartwarming conversations. Soft carpeted living spaces and hallways make the home feel welcoming from the moment you walk in, while a new ceiling fan in the bedroom and fresh lighting in the laundry room add bright, thoughtful touches. And yes - there's even a built-in can opener for that extra sprinkle of nostalgic charm! Outside is where the joy truly blooms. Imagine slow mornings or golden-hour chats on the covered front porch - plenty of room for a swing or cheerful Adirondack chairs. You'll be surrounded by roses, Easter flowers, daffodils, sunflowers, and bleeding hearts creating a colorful, happy welcome all season long. Plus with a playground right across the street, there's an added touch of fun and community just steps away. With utilities through FirstEnergy, Alliance city trash and sewer, and Spectrum internet, this home blends comfort, character, and convenience in the sweetest way. If you've been dreaming of a place that feels joyful the moment you arrive - this might just be it! Message me for details or to schedule your private​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ showing!

2. 2026-04-01
   listed $120,000 Active 1734-char remark

   Show marketing remark (1734 chars)

   Just Listed - A Home Full of Heart, Happiness & Sweet Surprises! Proudly owned and lovingly cared for by the same family, this home radiates warmth, memories, and pride of ownership at every turn. You'll feel instant peace and mid knowing there's a brand new breaker box with a GFCI breaker in the kitchen, a freshly serviced furnace, and a hot water tank installed in 2021 - all the important updates already handled for you! Step inside and enjoy the inviting warmth of the charming wood-burning stove, creating the perfect ambiance for snowy evenings and relaxed, heartwarming conversations. Soft carpeted living spaces and hallways make the home feel welcoming from the moment you walk in, while a new ceiling fan in the bedroom and fresh lighting in the laundry room add bright, thoughtful touches. And yes - there's even a built-in can opener for that extra sprinkle of nostalgic charm! Outside is where the joy truly blooms. Imagine slow mornings or golden-hour chats on the covered front porch - plenty of room for a swing or cheerful Adirondack chairs. You'll be surrounded by roses, Easter flowers, daffodils, sunflowers, and bleeding hearts creating a colorful, happy welcome all season long. Plus with a playground right across the street, there's an added touch of fun and community just steps away. With utilities through FirstEnergy, Alliance city trash and sewer, and Spectrum internet, this home blends comfort, character, and convenience in the sweetest way. If you've been dreaming of a place that feels joyful the moment you arrive - this might just be it! Message me for details or to schedule your private​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ showing!

3. 2026-03-04
   status Pending
4. 2026-03-04
   historical
5. 2026-02-27
   listed $120,000 Active
6. 2005-04-12
   soldstatus $72,800

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$481/yr (+$40/mo · 57.9%)

ⓘ 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: $12,489
• − Mortgage interest: −$6,442
• − Property taxes: −$832
• − Insurance: −$575
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$3,345
• Taxable loss: −$703
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $1,392/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

+58.0% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $115,000 MLSNOW
• 2026-04-01 Listed $120,000 MLSNOW
• 2026-03-04 Pending — MLSNOW
• 2026-03-04 Listing Removed — MLSNOW
• 2026-02-27 Listed $120,000 MLSNOW
• 2005-04-12 Sold (Public Records) $72,800 Public Records

Property tax history

+18.2%/yr

Latest (2024): $832 · +99.0% YoY. Source: county tax records.