1150 Forest Ave · Alliance, OH 44601

$79,500

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 17 Days on market

Built 1916 2,082 sqft lot Est $100k · 21% 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.5/10.0
• 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 MLS

Why rent when you can own for less!! Welcome to this spacious 2 bedroom, 1 bath colonial home that is move in ready and a blank canvas to make your own. Featuring central air and mostly all replacement windows. Updates include kitchen, flooring throughout and bathroom. Looks bigger than pictures. So close to shopping, restaurants and more, don't miss this one to add to your portfolio. Selling AS-IS.

Key facts

• Newer vinyl windows
• Key updates
• Central air

Tags

• KEY UPDATES
• CENTRAL AIR
• NEW ROOF
• NEWER VINYL WINDOWS
• COMPOSITE DECKING
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Above-grade finished area 912 (per assessor); Lot size approximately 0.0478 acres

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story house; Aluminum siding; Asphalt/fiberglass roof; Block foundation
• Construction: Built (year per public records); Aluminum siding; Asphalt/Fiberglass roof; Block foundation
• Exterior features: Covered front porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two second-floor bedrooms (both carpeted)
• Flooring: Carpet (bedrooms and living room)
• Bathrooms: One full bathroom (located on second floor)
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Double-pane windows; Ceiling fan(s); Has basement
• Laundry & utility: Washer and dryer in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($914 rent vs $80k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 Elementary School At Rockhill (math 47% / reading 47%, grade D-, #942 of 1,584 statewide, top 61%, 407 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent is only 18% of the median local income ($62k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k 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 $22k 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 ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,307 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — 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: 1.15% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.78%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $100,320
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1522 Wade Ave	0.23mi	2/1.0	936 (+3%)	1mo	$87,500	$93	84
729 Waugh St	0.30mi	2/1.0	936 (+3%)	8mo	$115,000	$123	75
823 Devine St	0.34mi	2/1.0	936 (+3%)	14mo	$129,900	$139	68
1511 Grace St	0.33mi	2/1.5	986 (+8%)	2mo	$78,000	$79	67
842 Grace St	0.28mi	2/1.0	936 (+3%)	20mo	$73,000	$78	66
1406 Wade Ave	0.17mi	2/2.0	816 (-10%)	13mo	$105,000	$129	60
812 E Summit St	0.44mi	2/1.0	988 (+8%)	12mo	$114,900	$116	55
1745 S Linden Ave	0.67mi	3/1.0 (+1)	866 (-5%)	5mo	$95,000	$110	51
22752 Alden Ave	0.45mi	2/1.0	1,032 (+13%)	12mo	$52,000	$50	46
22841 Lake Park Blvd	0.43mi	3/1.5 (+1)	1,040 (+14%)	12mo	$24,000	$23	39

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,020
• Equity at exit: $11,854

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $18,750
• Equity at exit: $6,874

Cash invested: $22,260 (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: 7.2×

Monthly cashflow live

• Estimated rent: $914 high
• Mortgage (P&I): −$417
• Tax from tax record: −$54 /mo · $642/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $219

Break-even live

Break-even rent $637

Max offer price $79,500

Occupancy floor 71%

Sensitivity live

Price	-10% $264	-5% $241	+0% $219	+5% $196	+10% $174
Rent	-10% $146	-5% $182	+0% $219	+5% $255	+10% $291
Rate	-1.0pp $259	-0.5pp $239	base $219	+0.5pp $198	+1.0pp $177

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1329 Auld St Alliance, OH	2.0	2.0	900	$895	$0.99	15d	1	0.11mi
1329 Auld St Unit 1329 Alliance, OH	2.0	2.0	900	$925	$1.03	15d	1	0.11mi
734 Mill Cir Alliance, OH	1.0–2.0	1.0	724	$940	$1.30	15d	1	0.76mi
245 E Main St Alliance, OH	1.0	1.0	950	$900	$0.95	45d	1	1.01mi
245 E Main St Alliance, OH	1.0	1.0	850	$1,025	$1.21	15d	1	1.01mi
199 W Main St Alliance, OH	2.0	1.0	600	$860	$1.43	15d	1	1.33mi

Listing history 12 events

1. 2026-06-22
   days on market $79,500 Active 17 DOM
2. 2026-06-18
   days on market $79,500 Active 14 DOM
3. 2026-06-17
   days on market $79,500 Active 13 DOM
4. 2026-06-16
   days on market $79,500 Active 12 DOM
5. 2026-06-15
   days on market $79,500 Active 11 DOM
6. 2026-06-14
   days on market $79,500 Active 9 DOM
7. 2026-06-13
   pricedays on market $79,500 Active 8 DOM
8. 2026-06-10
   days on market $88,000 Active 6 DOM
9. 2026-06-09
   days on market $88,000 Active 5 DOM
10. 2026-06-08
    days on market $88,000 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $88,000 Active 3 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: $642 · $54/mo
• Projected year-2 tax: $941 · $78/mo
• Expected delta: +$299/yr (+$25/mo · 46.6%)

ⓘ 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: $10,968
• − Mortgage interest: −$4,453
• − Property taxes: −$642
• − Insurance: −$398
• − Repairs & maintenance: −$877
• − Management: −$877
• − Depreciation: −$2,313
• Taxable income: $1,407
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $2,284/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

+960.2% since first listed

12 events — show timeline

• 2026-06-04 Listed $88,000 MLSNOW
• 2022-12-05 Pending — MLSNOW
• 2022-12-01 Sold (Public Records) $56,000 Public Records
• 2022-12-01 Sold (MLS) $56,000 MLSNOW
• 2022-11-01 Contingent — MLSNOW
• 2022-09-21 Price Changed $69,500 MLSNOW
• 2022-09-05 Price Changed $72,500 MLSNOW
• 2022-08-19 Listed $77,500 MLSNOW
• 2017-09-11 Sold (Public Records) $20,000 Public Records
• 1990-01-17 Sold (Public Records) $8,000 Public Records
• 1987-03-16 Sold (Public Records) $5,600 Public Records
• 1987-02-23 Sold (Public Records) $8,300 Public Records

Property tax history

+8.3%/yr

Latest (2024): $642 · +0.6% YoY. Source: county tax records.