440 S Freedom Ave · Alliance, OH 44601

$142,500

3 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 1 Days on market

Built 1872 5,998 sqft lot

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Why this score? — see what drove the D 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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Completely updated and move-in ready, this charming 3-bedroom, 1-bath home has been renovated from top to bottom! Inside, you'll find fresh paint, new flooring, updated lighting, and lovely finishes throughout. The brand-new kitchen offers new cabinetry and plenty of space to cook and gather, while the beautifully remodeled bathroom features a custom tile shower. Adding to the home's appeal are a first-floor bedroom and first-floor laundry, providing convenient one-floor living options. The major updates have already been taken care of, including a new gas furnace, hot water tank, plumbing, electrical, roof, gutters, and glass block basement windows. The basement provides extra storage and

Key facts

• Hot water tank
• New plumbing
• Remodeled bathroom

Tags

• UPDATED KITCHEN
• REMODELED BATHROOM
• FIRST-FLOOR LAUNDRY
• NEW GAS FURNACE
• HOT WATER TANK
• NEW PLUMBING

Property features AI

Finance

• Financial info: Annual taxes listed (see agent for details)

Exterior

• Parking: Detached 2-car garage with electricity and garage door opener; Gravel parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Vinyl siding exterior; Fiberglass roof
• Construction: Built (year per public records); Vinyl siding construction; Fiberglass roof; Full basement foundation
• Exterior features: Lot recorded at 0.1377 acres

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (gas)
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $33 ($395/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 $117k (17.7% below list).
• Recommended offer: $117k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Market conditions: 166 active listings in the ZIP; 4 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 $985 of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $10k; list at $142k implies a 1400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1872 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,335 (17.7% below list)

Questions for the listing agent

1. Built in 1872 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $70,584
• 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	0.24mi	3/1.0	1,368 (-1%)	2mo	$40,000	$29	85
228 W Oxford St	0.64mi	3/1.0	1,380 (-0%)	2mo	$70,000	$51	68
234 Rosenberry St	0.38mi	3/2.0	1,458 (+5%)	2mo	$70,000	$48	68
167 11th St	0.52mi	3/2.0	1,426 (+3%)	1mo	$150,000	$105	66
231 Rosenberry St	0.40mi	4/1.0 (+1)	1,479 (+7%)	2mo	$70,000	$47	63
621 S Haines Ave	0.63mi	3/1.0	1,456 (+5%)	2mo	$70,000	$48	60
1350 S Freedom Ave	0.62mi	3/2.0	1,463 (+6%)	2mo	$45,000	$31	56
170 W Cambridge St	0.57mi	3/2.0	1,280 (-8%)	2mo	$145,000	$113	55
1015 Reed	0.68mi	3/1.5	1,248 (-10%)	1mo	$137,000	$110	49
163 W Market St	0.62mi	3/1.0	1,187 (-14%)	2mo	$110,000	$93	46
22862 Norman Ave	0.71mi	4/1.5 (+1)	1,502 (+8%)	0mo	$85,000	$57	46
134 11th St	0.52mi	4/2.0 (+1)	1,554 (+12%)	2mo	$70,000	$45	45

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-21,031
• Equity at exit: $21,247

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-15,766
• Equity at exit: $12,321

Cash invested: $39,900 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$747
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $33

Break-even live

Break-even rent $1,132

Max offer price $142,500

Occupancy floor 92%

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	13d	1	0.68mi
1329 Auld St Alliance, OH	2.0	2.0	900	$895	$0.99	13d	1	0.73mi
1329 Auld St Unit 1329 Alliance, OH	2.0	2.0	900	$925	$1.03	13d	1	0.73mi
2406 S Union Ave Alliance, OH	4.0	2.0	1394	$1,600	$1.15	44d	1	1.44mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $142,500 Active 1 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: $1,048 · $87/mo
• Projected year-2 tax: $1,636 · $136/mo
• Expected delta: +$587/yr (+$49/mo · 56.0%)

ⓘ 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: $14,080
• − Mortgage interest: −$7,982
• − Property taxes: −$1,048
• − Insurance: −$712
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$4,145
• Taxable loss: −$2,061
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $890/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

+1400.0% since first listed

2 events — show timeline

• 2026-06-17 Listed $142,500 MLSNOW
• 1992-05-28 Sold (Public Records) $9,500 Public Records

Property tax history

+14.4%/yr

Latest (2024): $1,048 · +106.2% YoY. Source: county tax records.