1163 Tonawanda Ave · Akron, OH 44305

$97,850

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 1 Days on market

Built 1972 4,486 sqft lot Est $97k · at est.

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Why this score? — see what drove the C+ 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• ARV discount +7.1/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for Investors or "Do it yourself" buyers. 3-BR ranch in Goodyear Heights. Property was on the market when it received & accepted a buyer's offer. Unknowingly, a pipe broke under bathroom sink flooding the main level. Repairs were begun but not completed. All new drywall in BR's, Bath, hallway & basement. Currently down to subflooring on main level except for kit. Still needs muddying, paint & carpet installed. The kitchen’s warm & inviting & adjoins the dining area w/ an open bar concept & large living room. There’s 3 nice sized BR’s w/ closet room to match. The large bathroom has lots of cupboard space. The Full & spacious basement, provides ample storage & is partitioned off into 4 areas. Large, beautifully aged trees adorn this expansive property which includes 2 “additional” parcel lots to the right of the main home. Ton’s of potential here for just about anything you might have in mind! Or just relax & enjoy entertaining guests outside in the gazebo & it’s surround

Key facts

• Oak cabinetry
• Countertop space
• Dining area

Tags

• LARGE LIVING ROOM
• DINING AREA
• OAK CABINETRY
• COUNTERTOP SPACE
• LVP FLOORING
• CARPORT

Property features AI

Exterior

• Parking: Carport (1 space); Driveway parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-story home; Vinyl siding; Shingle roof; Home warranty included
• Construction: Vinyl siding construction; Shingle roof; Built per public records
• Exterior features: Gazebo; Driveway

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Unfinished basement; Basement laundry
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Cap rate 10.1% 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 (+4.5%/yr); 101 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $676 of loan paydown is wiped out by about $3k 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 + 4.5% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $35k; list at $98k implies a 180% gain — meaningful room to come down on a strong offer.

Recommended offer $97,850

Questions for the listing agent

1. Built in 1972 — 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. 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?
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: 1.23% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.50%
• DSCR: 1.60
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $96,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Tonawanda Ave	0.12mi	3/1.0	960 (0%)	1mo	$97,000	$101	94
1177 Smithfarm Ave	0.08mi	2/1.0 (-1)	992 (+3%)	2mo	$113,000	$114	84
1371 Laffer Ave	0.40mi	3/1.0	960 (0%)	7mo	$120,000	$125	76
1379 Ottawa Ave	0.38mi	3/1.0	999 (+4%)	4mo	$99,500	$100	72
1082 Hazel St	0.25mi	3/1.0	1,056 (+10%)	2mo	$112,100	$106	70
1318 Arnold Ave	0.22mi	3/1.0	1,056 (+10%)	5mo	$99,900	$95	69
1267 Tioga Ave	0.70mi	3/1.0	960 (0%)	4mo	$93,500	$97	64
712 Frase Ave	0.39mi	3/1.5	1,056 (+10%)	6mo	$113,300	$107	58
191 Colony Cres	0.72mi	4/1.5 (+1)	975 (+2%)	2mo	$39,900	$41	55
1364 Eastwood Ave	0.57mi	2/1.0 (-1)	1,027 (+7%)	3mo	$83,000	$81	54
852 Manitou Ave	0.64mi	3/1.5	1,092 (+14%)	1mo	$131,000	$120	44
109 Kent Ct	0.64mi	2/1.0 (-1)	1,075 (+12%)	7mo	$37,500	$35	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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.21×
• Total profit: $5,621
• Equity at exit: $14,590

10-year hold

• IRR: 15.9%
• Equity multiple: 2.39×
• Total profit: $38,001
• Equity at exit: $8,460

Cash invested: $27,398 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,203 high
• Mortgage (P&I): −$513
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $308

Break-even live

Break-even rent $813

Max offer price $97,850

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: $24,462
• Closing costs: $2,936
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	43d	1	0.22mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	23d	1	0.22mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	43d	1	0.24mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	43d	1	0.29mi
237 Kryder Ave Unit 237 Akron, OH	2.0	1.0	860	$850	$0.99	44d	1	0.60mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	23d	1	0.63mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	43d	1	0.64mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	44d	1	0.66mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	23d	1	0.70mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	23d	1	0.82mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	14d	1	0.90mi
801 E Exchange St Akron, OH	2.0	1.0	850	$925	$1.09	23d	1	1.02mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	43d	1	1.04mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	43d	1	1.05mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	23d	1	1.05mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	43d	1	1.06mi
243 Watson St Akron, OH	2.0	1.0	750	$950	$1.27	43d	1	1.08mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	13d	1	1.15mi
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	14d	1	1.15mi
1628 E Market St Akron, OH	2.0	1.0	800	$850	$1.06	43d	1	1.23mi
545 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	900	$1,300	$1.44	43d	1	1.26mi
1820 Malasia Rd Unit 2 Akron, OH	2.0	1.0	741	$925	$1.25	43d	1	1.27mi
1820 Malasia Rd Akron, OH	2.0	1.0	741	$895	$1.21	21d	1	1.27mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	43d	1	1.38mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	43d	1	1.39mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	43d	1	1.40mi

Listing history 2 events

1. 2026-06-18
   remarks 603-char remark
2. 2026-06-18
   listed $97,850 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: $1,056 · $88/mo
• Projected year-2 tax: $1,291 · $108/mo
• Expected delta: +$235/yr (+$20/mo · 22.3%)

ⓘ 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 2/10 Low 6 d/yr ≥97°F today · 15 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: $14,431
• − Mortgage interest: −$5,481
• − Property taxes: −$1,056
• − Insurance: −$489
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,847
• Taxable income: $2,249
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $3,158/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): 21,103
• Household income: $52,768
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1021.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Black 20% Two or more races 12% Asian 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · India, Philippines, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Other Indo-European 1% Spanish 1%

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: ▼ -140.39%
• Current HPI: 190.6223
• Rent YoY: ▲ 4.51%
• 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

+205.8% since first listed

11 events — show timeline

• 2026-06-18 Listed $97,850 MLSNOW
• 2019-11-08 Sold (Public Records) $35,000 Public Records
• 2019-11-08 Sold (MLS) $35,000 MLSNOW
• 2019-10-24 Pending — MLSNOW
• 2019-10-18 Listed $34,900 MLSNOW
• 2019-03-19 Relisted — MLSNOW
• 2019-03-19 Listing Removed — MLSNOW
• 2019-02-18 Pending — MLSNOW
• 2019-02-15 Contingent — MLSNOW
• 2018-09-07 Listed $64,900 MLSNOW
• 1984-10-16 Sold (Public Records) $32,000 Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,056 · +0.2% YoY. Source: county tax records.