847 E Patterson St · Alliance, OH 44601

$45,000

4 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 115 Days on market

Built 1877 4,878 sqft lot $30/sqft · 64% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This large Alliance home sells “as is”. Featuring 4 bedrooms and 1 bath, it offers bright living spaces, an easy-flow layout, and a nice yard for outdoor enjoyment. Close to parks, schools, and downtown amenities.

Key facts

• Close to parks
• Close to schools
• Easy-flow layout

Tags

• BRIGHT LIVING SPACES
• EASY-FLOW LAYOUT
• NICE YARD
• CLOSE TO PARKS
• CLOSE TO SCHOOLS
• CLOSE TO DOWNTOWN AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 28.2% 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: 169 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1877 — 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 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: 3.13% ✓
• Cap rate: 28.25%
• Cash-on-cash: 78.41%
• DSCR: 4.49
• GRM: 2.7

CMA / ARV

• ARV (median comp): $123,979
• List price: $45,000
• Delta: -63.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Noble St E	0.15mi	3/1.5 (-1)	1,668 (+11%)	10mo	$142,000	$85	59
1041 Pike St	0.20mi	3/2.0 (-1)	1,612 (+8%)	13mo	$152,500	$95	58
407 N Liberty Ave	0.20mi	3/1.5 (-1)	1,316 (-12%)	9mo	$124,000	$94	56
838 Walnut Ave	0.68mi	3/2.0 (-1)	1,460 (-3%)	4mo	$150,000	$103	51
755 E Summit St	0.56mi	4/2.0	1,604 (+7%)	12mo	$137,000	$85	48
726 S Arch Ave	0.68mi	3/1.0 (-1)	1,368 (-9%)	2mo	$40,000	$29	47
553 E Grant St	0.67mi	3/1.0 (-1)	1,400 (-7%)	9mo	$60,000	$43	45
608 N Freedom Ave	0.50mi	3/1.5 (-1)	1,722 (+15%)	5mo	$124,900	$73	41
935 S Morgan Ave	0.73mi	3/1.0 (-1)	1,337 (-11%)	2mo	$40,000	$30	41
62 E High St	0.64mi	3/1.0 (-1)	1,708 (+14%)	3mo	$136,000	$80	39
825 Wade Ave	0.66mi	3/1.0 (-1)	1,311 (-13%)	9mo	$68,500	$52	36
850 S Linden Ave	0.75mi	4/2.0	1,722 (+15%)	12mo	$14,000	$8	27

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: 78.5%
• Equity multiple: 4.58×
• Total profit: $45,155
• Equity at exit: $6,710

10-year hold

• IRR: 82.0%
• Equity multiple: 9.48×
• Total profit: $106,878
• Equity at exit: $3,891

Cash invested: $12,600 (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: 169
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $823

Break-even live

Break-even rent $368

Max offer price $45,000

Occupancy floor 37%

Sensitivity live

Price	-10% $849	-5% $836	+0% $823	+5% $811	+10% $798
Rent	-10% $712	-5% $768	+0% $823	+5% $879	+10% $935
Rate	-1.0pp $846	-0.5pp $835	base $823	+0.5pp $812	+1.0pp $800

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: $11,250
• Closing costs: $1,350
• 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	14d	1	0.72mi

Listing history 23 events

1. 2026-06-18
   days on market $45,000 Active 115 DOM
2. 2026-06-17
   days on market $45,000 Active 114 DOM
3. 2026-06-16
   days on market $45,000 Active 113 DOM
4. 2026-06-15
   days on market $45,000 Active 112 DOM
5. 2026-06-14
   days on market $45,000 Active 110 DOM
6. 2026-06-13
   days on market $45,000 Active 109 DOM
7. 2026-06-10
   days on market $45,000 Active 107 DOM
8. 2026-06-09
   days on market $45,000 Active 106 DOM
9. 2026-06-08
   days on market $45,000 Active 105 DOM
10. 2026-06-07
    days on market $45,000 Active 104 DOM
11. 2026-06-02
    days on market $45,000 Active 99 DOM
12. 2026-06-01
    days on market $45,000 Active 98 DOM
13. 2026-05-31
    days on market $45,000 Active 97 DOM
14. 2026-05-30
    days on market $45,000 Active 96 DOM
15. 2026-04-29
    price $45,000 225-char remark

    Show marketing remark (225 chars)

    This large Alliance home sells “as is”. Featuring 4 bedrooms and 1 bath, it offers bright living spaces, an easy-flow layout, and a nice yard for outdoor enjoyment. Close to parks, schools, and downtown amenities.

16. 2026-02-23
    listed $49,900 Active 225-char remark

    Show marketing remark (225 chars)

    This large Alliance home sells “as is”. Featuring 4 bedrooms and 1 bath, it offers bright living spaces, an easy-flow layout, and a nice yard for outdoor enjoyment. Close to parks, schools, and downtown amenities.

17. 2011-05-17
    historical
18. 2010-11-17
    listed $19,200
19. 2010-11-14
    historical
20. 2008-02-14
    listed $24,000
21. 2007-03-02
    soldstatus $87,000
22. 2006-08-06
    historical
23. 2006-02-06
    listed $37,700

ⓘ 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: $435 · $36/mo
• Projected year-2 tax: $568 · $47/mo
• Expected delta: +$134/yr (+$11/mo · 30.7%)

ⓘ 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: $16,926
• − Mortgage interest: −$2,521
• − Property taxes: −$435
• − Insurance: −$225
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$1,309
• Taxable income: $9,728
• Est. tax owed @ 24.0%: −$2,335
• After-tax cash flow: $7,545/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

+19.4% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $45,000 MLSNOW
• 2026-02-23 Listed $49,900 MLSNOW
• 2011-05-17 Listing Removed — MLSNOW
• 2010-11-17 Listed $19,200 MLSNOW
• 2010-11-14 Listing Removed — MLSNOW
• 2008-02-14 Listed $24,000 MLSNOW
• 2007-03-02 Sold (Public Records) $87,000 Public Records
• 2006-08-06 Listing Removed — MLSNOW
• 2006-02-06 Listed $37,700 MLSNOW

Property tax history

-8.8%/yr

Latest (2024): $435 · +113.0% YoY. Source: county tax records.