22 Uhler Ave · Akron, OH 44310

$83,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 63 Days on market

Built 1954 5,505 sqft lot $64/sqft · 22% below area Est $106k · 22% 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

"The property features a recently renovated kitchen and bathroom, new flooring throughout, and a roof that is approximately 5 years old. Electrical and plumbing systems are in good working condition, making this a great option for a light rehab or rental-ready investment. With key updates already completed, this property offers strong potential with minimal upfront work.

Key facts

• Renovated bathroom
• New flooring
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• RENOVATED BATHROOM
• NEW FLOORING
• ROOF APPROXIMATELY 5 YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $78k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 6.6% in Akron — 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 81/100 on livability (#104 in OH, #1,591 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Akron City (urban): math 22% / reading 30% proficiency, ranked #602 of 656 in OH (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.8%/yr); 86 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 33% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $574 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $17k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,020 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.38% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.37%
• DSCR: 1.68
• GRM: 6.0

CMA / ARV

• ARV (median comp): $105,907
• List price: $83,000
• Delta: -21.63%
• 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
761 Garfield St	0.24mi	3/1.5	1,208 (-7%)	6mo	$155,000	$128	71
447 Cuyahoga St	0.48mi	3/1.0	1,277 (-2%)	2mo	$100,000	$78	70
841 Springdale St	0.30mi	3/2.5	1,200 (-7%)	4mo	$163,600	$136	69
1026 Woodward Ave	0.59mi	3/1.0	1,302 (+0%)	1mo	$128,000	$98	67
600 Robinette Ct	0.62mi	3/2.0	1,264 (-2%)	1mo	$105,000	$83	66
462 Spaulding St	0.55mi	3/2.5	1,332 (+3%)	2mo	$159,000	$119	66
81 E Dalton St	0.31mi	2/1.0 (-1)	1,373 (+6%)	2mo	$112,000	$82	65
1033 Chalker St	0.48mi	3/1.0	1,210 (-7%)	4mo	$99,000	$82	59
230 Helen Ave	0.50mi	4/1.5 (+1)	1,390 (+7%)	1mo	$154,000	$111	57
958 Woodward Ave	0.50mi	3/1.5	1,439 (+11%)	6mo	$115,000	$80	52
203 E York St	0.63mi	3/1.5	1,415 (+9%)	6mo	$75,000	$53	48
1076 Chalker St	0.55mi	4/1.5 (+1)	1,427 (+10%)	5mo	$165,000	$116	46

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.33×
• Total profit: $7,682
• Equity at exit: $12,376

10-year hold

• IRR: 19.1%
• Equity multiple: 2.74×
• Total profit: $40,351
• Equity at exit: $7,176

Cash invested: $23,240 (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 44310

• Rents YoY: 4.8%
• Active inventory: 86
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,146 high
• Mortgage (P&I): −$435
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $298

Break-even live

Break-even rent $769

Max offer price $83,000

Occupancy floor 69%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
835 Carlysle St Akron, OH	3.0	1.0	1152	$1,250	$1.09	43d	1	0.12mi
805 Carpenter St Akron, OH	3.0	1.0	1056	$1,100	$1.04	23d	1	0.16mi
825 Avon St Unit 1 Akron, OH	2.0	1.0	960	$875	$0.91	21d	1	0.20mi
674 Thayer St #676 Akron, OH	2.0	1.0	1208	$795	$0.66	43d	1	0.44mi
674 Thayer St Unit 674 Akron, OH	2.0	1.0	1208	$825	$0.68	43d	1	0.44mi
15 W York St Akron, OH	2.0	1.5	1178	$1,150	$0.98	14d	1	0.47mi
15 W York St Akron, OH	3.0	1.0	1178	$1,150	$0.98	21d	1	0.47mi
570 Dayton St Akron, OH	3.0	1.0	1140	$1,350	$1.18	14d	1	0.60mi
559 Dayton St Akron, OH	3.0	1.0	1200	$1,200	$1.00	43d	1	0.63mi
586 Robinette Ct Akron, OH	4.0	1.0	1040	$1,250	$1.20	43d	1	0.65mi
265 Cranz Pl Akron, OH	4.0	1.0	1376	$1,300	$0.94	43d	1	0.75mi
649 Patterson Ave Unit B Akron, OH	3.0	1.0	1200	$900	$0.75	43d	1	0.77mi
649 Patterson Ave Unit a Akron, OH	2.0	1.0	1000	$775	$0.78	43d	1	0.78mi
500 Delmar Ave Unit 502 Akron, OH	2.0	1.0	1000	$775	$0.78	23d	1	0.80mi
539 E Cuyahoga Falls Ave Unit 1 Akron, OH	2.0	1.0	1000	$895	$0.90	23d	1	0.98mi
1088 Lexington Ave Akron, OH	3.0	1.0	1008	$1,600	$1.59	13d	1	0.99mi
1180 Murray Ave Akron, OH	3.0	2.0	1340	$1,175	$0.88	21d	1	1.02mi
1390 N Howard St Akron, OH	2.0	1.0	1000	$1,000	$1.00	43d	1	1.04mi
39 N Balch St Akron, OH	4.0	1.0	1000	$995	$0.99	43d	1	1.28mi
45 Oakdale Ave Unit A Akron, OH	2.0	1.0	1000	$875	$0.88	23d	1	1.44mi
45 Oakdale Ave Akron, OH	2.0	1.0	1000	$900	$0.90	14d	1	1.44mi
207 Crosby St Akron, OH	4.0	1.0	1200	$1,395	$1.16	43d	1	1.44mi
55 S Balch St Unit A Akron, OH	2.0	1.0	1500	$800	$0.53	23d	1	1.46mi
53 S Balch St Unit 55 Akron, OH	2.0	1.0	1500	$850	$0.57	14d	1	1.46mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	43d	1	1.47mi

Listing history 24 events

1. 2026-06-13
   days on market $83,000 Active 63 DOM
2. 2026-06-10
   days on market $83,000 Active 61 DOM
3. 2026-06-09
   days on market $83,000 Active 60 DOM
4. 2026-06-08
   days on market $83,000 Active 59 DOM
5. 2026-06-07
   days on market $83,000 Active 58 DOM
6. 2026-06-05
   days on market $83,000 Active 55 DOM
7. 2026-06-03
   days on market $83,000 Active 54 DOM
8. 2026-06-02
   days on market $83,000 Active 53 DOM
9. 2026-06-01
   days on market $83,000 Active 52 DOM
10. 2026-05-31
    days on market $83,000 Active 51 DOM
11. 2026-05-31
    days on market $83,000 Active 50 DOM
12. 2026-04-16
    price $83,000 378-char remark

    Show marketing remark (378 chars)

    "The property features a recently renovated kitchen and bathroom, new flooring throughout, and a roof that is approximately 5 years old. Electrical and plumbing systems are in good working condition, making this a great option for a light rehab or rental-ready investment. With key updates already completed, this property offers strong potential with minimal upfront work.

13. 2026-04-10
    listed $100,000 Active 378-char remark

    Show marketing remark (378 chars)

    "The property features a recently renovated kitchen and bathroom, new flooring throughout, and a roof that is approximately 5 years old. Electrical and plumbing systems are in good working condition, making this a great option for a light rehab or rental-ready investment. With key updates already completed, this property offers strong potential with minimal upfront work.

14. 2026-02-02
    historical
15. 2025-10-20
    price $110,000
16. 2025-09-21
    listed $120,000 Active
17. 2024-07-10
    status Active
18. 2024-07-09
    historical
19. 2024-07-02
    historical Contingent
20. 2024-07-01
    status Active
21. 2024-06-26
    listed $93,600 Active
22. 2023-12-11
    soldstatus $58,000 Closed
23. 2023-11-17
    status Pending
24. 2023-11-02
    listed $47,700 Active

ⓘ 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: $1,651 · $138/mo
• Projected year-2 tax: $1,651 · $138/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,748
• − Mortgage interest: −$4,649
• − Property taxes: −$1,651
• − Insurance: −$415
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,415
• Taxable income: $2,418
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $2,991/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: Akron City
• NCES district ID: 3904348
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 30% ▼ -12.00%
• Median HH income: $33,811
• Composite: 21.31/100
• National rank: #8383
• State rank: #602 of 656 in OH

Livability — Akron

• Score: 81/100
• State rank: #104
• US rank: #1591

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Akron, OH
• County: Summit County · 440,783 people
• City population: 174,375
• Metro: Akron, OH
• Population (ZIP): 25,496
• Household income: $41,066
• Rent vs Own: 60.7% rent · 39.3% own
• Severe rent burden: 2058.0

Population outlook (Summit County) Hauer SSP2

• Today (2025): 546,583 people
• By 2030: 544,028 · -0.5%
• By 2040: 531,363 · -2.8%
• By 2050: 514,923 · -5.8%
• By 2075: 481,765 · -11.9%
• By 2100: 432,265 · -20.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 40% Black 25% Asian 20% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, India, Philippines
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 7% Other Asian/Pacific 6%

Political lean MEDSL · Summit

• 2024 margin: Lean D (+7.0) · D 53.0% · R 46.0%
• 2008→2024 swing: -9.6pp toward R · 2008: 16.6pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+9.6 2016: D+8.2 2012: D+14.8 2008: D+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.41%
• Current HPI: 203.4431
• Rent YoY: ▲ 4.82%
• Metro: Akron, 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

+74.0% since first listed

13 events — show timeline

• 2026-04-16 Price Changed $83,000 MLSNOW
• 2026-04-10 Listed $100,000 MLSNOW
• 2026-02-02 Listing Removed — MLSNOW
• 2025-10-20 Price Changed $110,000 MLSNOW
• 2025-09-21 Listed $120,000 MLSNOW
• 2024-07-10 Relisted — MLSNOW
• 2024-07-09 Listing Removed — MLSNOW
• 2024-07-02 Contingent — MLSNOW
• 2024-07-01 Relisted — MLSNOW
• 2024-06-26 Listed $93,600 MLSNOW
• 2023-12-11 Sold (MLS) $58,000 MLSNOW
• 2023-11-17 Pending — MLSNOW
• 2023-11-02 Listed $47,700 MLSNOW

Property tax history

+10.3%/yr

Latest (2025): $1,651 · +1.8% YoY. Source: county tax records.