33 S Lincoln Ave · Alliance, OH 44601

$99,000

3 bd · 2.0 ba · 1,748 sqft · SingleFamily public records · 40 Days on market

Built 1921 4,761 sqft lot Est $140k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

This home has been in the family for over 40 years. Offering 3 city lots, 1st floor master suite with bath or could be an additional family room. large living room with beautiful built ins. Dining room, kitchen & 1st floor bath. The upstairs has 3 additional bedrooms with extra large closets & a full bath! Beautiful woodwork throughout & fenced in yard. Roof, windows & furnace 10 years old.

Key facts

• Nicely sized kitchen
• Formal dining area
• Detached garage

Tags

• FORMAL DINING AREA
• NICELY SIZED KITCHEN
• FULLY FENCED-IN BACKYARD
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• Zoned schools: Alliance Early Learning School (624 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; 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 $684 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago 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 $68k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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: 1.32% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.56%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $139,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 S Lincoln Ave	0.00mi	4/2.0 (+1)	1,748 (0%)	1mo	$101,375	$58	94
118 S Mckinley Ave	0.06mi	4/1.0 (+1)	1,680 (-4%)	2mo	$70,000	$42	80
233 W Cambridge St	0.32mi	3/1.5	1,626 (-7%)	1mo	$139,000	$85	71
134 W Cambridge St	0.39mi	3/1.0	1,670 (-4%)	0mo	$83,000	$50	70
62 E High St	0.43mi	3/1.0	1,708 (-2%)	3mo	$136,000	$80	69
62 E Market St	0.39mi	4/1.5 (+1)	1,804 (+3%)	1mo	$103,050	$57	69
608 N Freedom Ave	0.59mi	3/1.5	1,722 (-2%)	5mo	$124,900	$73	64
157 W Ely St	0.29mi	4/1.0 (+1)	1,696 (-3%)	12mo	$159,000	$94	62
734 Parkway Blvd	0.50mi	4/1.5 (+1)	1,768 (+1%)	7mo	$165,000	$93	62
140 W Summit St	0.46mi	3/1.5	1,540 (-12%)	5mo	$65,000	$42	53
1039 Glamorgan St	0.73mi	3/3.0	1,871 (+7%)	5mo	$265,000	$142	46
69 E Grant St	0.64mi	3/2.0	1,492 (-15%)	5mo	$159,000	$107	42

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $8,321
• Equity at exit: $14,761

10-year hold

• IRR: 17.0%
• Equity multiple: 2.39×
• Total profit: $38,619
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $383

Break-even live

Break-even rent $826

Max offer price $99,000

Occupancy floor 66%

Sensitivity live

Price	-10% $439	-5% $411	+0% $383	+5% $355	+10% $326
Rent	-10% $279	-5% $331	+0% $383	+5% $434	+10% $486
Rate	-1.0pp $432	-0.5pp $408	base $383	+0.5pp $357	+1.0pp $331

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: $24,750
• Closing costs: $2,970
• 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	15d	1	0.34mi

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-03-25
   historical Contingent
3. 2026-03-19
   listed $99,000 Active
4. 2021-03-25
   soldstatus $68,000 Closed 418-char remark

   Show marketing remark (418 chars)

   This home has been in the family for over 40 years. Offering 3 city lots, 1st floor master suite with bath or could be an additional family room. large living room with beautiful built ins. Dining room, kitchen & 1st floor bath. The upstairs has 3 additional bedrooms with extra large closets & a full bath! Beautiful woodwork throughout & fenced in yard. Roof, windows & furnace 10 years old.

5. 2021-02-25
   status Pending 418-char remark

   Show marketing remark (418 chars)

   This home has been in the family for over 40 years. Offering 3 city lots, 1st floor master suite with bath or could be an additional family room. large living room with beautiful built ins. Dining room, kitchen & 1st floor bath. The upstairs has 3 additional bedrooms with extra large closets & a full bath! Beautiful woodwork throughout & fenced in yard. Roof, windows & furnace 10 years old.

6. 2021-02-15
   historical Contingent 418-char remark

   Show marketing remark (418 chars)

   This home has been in the family for over 40 years. Offering 3 city lots, 1st floor master suite with bath or could be an additional family room. large living room with beautiful built ins. Dining room, kitchen & 1st floor bath. The upstairs has 3 additional bedrooms with extra large closets & a full bath! Beautiful woodwork throughout & fenced in yard. Roof, windows & furnace 10 years old.

7. 2021-01-26
   price $68,000 418-char remark

   Show marketing remark (418 chars)

   This home has been in the family for over 40 years. Offering 3 city lots, 1st floor master suite with bath or could be an additional family room. large living room with beautiful built ins. Dining room, kitchen & 1st floor bath. The upstairs has 3 additional bedrooms with extra large closets & a full bath! Beautiful woodwork throughout & fenced in yard. Roof, windows & furnace 10 years old.

8. 2020-12-30
   price $78,000 418-char remark

   Show marketing remark (418 chars)

   This home has been in the family for over 40 years. Offering 3 city lots, 1st floor master suite with bath or could be an additional family room. large living room with beautiful built ins. Dining room, kitchen & 1st floor bath. The upstairs has 3 additional bedrooms with extra large closets & a full bath! Beautiful woodwork throughout & fenced in yard. Roof, windows & furnace 10 years old.

9. 2020-11-30
   listed $84,900 Active 418-char remark

   Show marketing remark (418 chars)

   This home has been in the family for over 40 years. Offering 3 city lots, 1st floor master suite with bath or could be an additional family room. large living room with beautiful built ins. Dining room, kitchen & 1st floor bath. The upstairs has 3 additional bedrooms with extra large closets & a full bath! Beautiful woodwork throughout & fenced in yard. Roof, windows & furnace 10 years old.

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $1,323 · $110/mo
• Expected delta: +$221/yr (+$18/mo · 20.1%)

ⓘ 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: $15,717
• − Mortgage interest: −$5,546
• − Property taxes: −$1,101
• − Insurance: −$495
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$2,880
• Taxable income: $3,181
• Est. tax owed @ 24.0%: −$763
• After-tax cash flow: $3,827/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

+16.6% since first listed

9 events — show timeline

• 2026-04-28 Pending — MLSNOW
• 2026-03-25 Contingent — MLSNOW
• 2026-03-19 Listed $99,000 MLSNOW
• 2021-03-25 Sold (MLS) $68,000 MLSNOW
• 2021-02-25 Pending — MLSNOW
• 2021-02-15 Contingent — MLSNOW
• 2021-01-26 Price Changed $68,000 MLSNOW
• 2020-12-30 Price Changed $78,000 MLSNOW
• 2020-11-30 Listed $84,900 MLSNOW

Property tax history

+2.1%/yr

Latest (2024): $1,101 · +36.6% YoY. Source: county tax records.