157 Henry St · Akron, OH 44305

$110,000

3 bd · 1.0 ba · 1,298 sqft · SingleFamily public records · 295 Days on market

Built 1914 3,998 sqft lot $85/sqft · 44% above area Est $76k · 44% over

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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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.5/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This extensively updated, income-producing Colonial on a quiet street in Middlebury is a fantastic investment opportunity! The main floor consists of an expansive living room, spacious dining room, and a fully renovated eat-in kitchen with new SS fridge and range, a bartop for additional seating, and a newly added full bathroom with a shower. The second floor houses three sizeable bedrooms and an updated full bathroom with a tile-surround shower-tub combo, while the finished attic space offers two great bonus rooms. Additional fantastic updates include, but are not limited to: newer windows, vinyl flooring (main floor and bathrooms), carpet (bedrooms and bonus rooms), several electrical and plumbing components throughout, and new lighting and plumbing fixtures throughout. The generous backyard has an oversized single-car garage. The grassy vacant lot across the street also allows for great views from the fully enclosed front porch. Being within only minutes of all the amenities, food, and entertainment that Downtown Akron offers, The University of Akron, several parks, and more, this property is set in a prime location. Call to schedule a tour to see this awesome investment property today, and don't forget to ask about the "package deal" the Seller is offering!

Key facts

• Finished attic space
• Newer windows
• 3,998 sq ft lot

Tags

• FULLY RENOVATED EAT IN KITCHEN
• NEW SS FRIDGE AND RANGE
• NEWLY ADDED FULL BATHROOM
• FINISHED ATTIC SPACE
• TWO GREAT BONUS ROOMS
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $761 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 32y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $110k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — 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: 1.15% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (median comp): $76,359
• List price: $110,000
• Delta: 44.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 E Buchtel Ave	0.15mi	3/1.0	1,372 (+6%)	2mo	$22,000	$16	82
863 Bank St	0.14mi	3/1.0	1,226 (-6%)	6mo	$82,000	$67	80
207 Denver St	0.29mi	4/1.0 (+1)	1,248 (-4%)	3mo	$102,000	$82	73
1113 Smithfarm Ave	0.53mi	3/1.5	1,296 (-0%)	2mo	$130,000	$100	71
846 Lee Dr	0.11mi	4/1.5 (+1)	1,433 (+10%)	9mo	$85,500	$60	63
1231 Honodle Ave	0.70mi	3/2.0	1,270 (-2%)	1mo	$210,000	$165	59
374 Gibbs Pl	0.65mi	3/1.0	1,350 (+4%)	8mo	$80,000	$59	56
70 Wise St	0.59mi	3/1.0	1,197 (-8%)	5mo	$80,000	$67	56
248 Arch St	0.68mi	3/1.0	1,210 (-7%)	6mo	$85,000	$70	52
788 Excelsior Ave	0.43mi	4/1.5 (+1)	1,469 (+13%)	1mo	$166,000	$113	50
1190 Hazel St	0.71mi	3/1.0	1,124 (-13%)	7mo	$103,000	$92	39
333 Eastland Ave	0.65mi	3/1.5	1,482 (+14%)	8mo	$147,000	$99	38

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,751
• Equity at exit: $16,401

10-year hold

• IRR: 12.5%
• Equity multiple: 2.05×
• Total profit: $32,442
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,261 high
• Mortgage (P&I): −$577
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $277

Break-even live

Break-even rent $911

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $339	-5% $308	+0% $277	+5% $246	+10% $215
Rent	-10% $177	-5% $227	+0% $277	+5% $327	+10% $377
Rate	-1.0pp $332	-0.5pp $305	base $277	+0.5pp $248	+1.0pp $219

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	24d	1	0.14mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	15d	1	0.14mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	24d	1	0.14mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	24d	1	0.26mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	44d	1	0.26mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	24d	1	0.36mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	44d	1	0.40mi
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	15d	1	0.46mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	24d	1	0.51mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	24d	1	0.52mi
545 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	900	$1,300	$1.44	44d	1	0.57mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	44d	1	0.66mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	44d	1	0.67mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	24d	1	0.68mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	44d	1	0.68mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	44d	1	0.78mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	44d	1	0.81mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	44d	1	0.84mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	44d	1	0.84mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	44d	1	0.84mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	44d	1	0.87mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	44d	1	0.90mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	44d	1	0.92mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	44d	1	0.93mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	24d	1	0.97mi
589 Eastland Ave Akron, OH	3.0	1.5	1345	$1,300	$0.97	44d	1	1.00mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	24d	1	1.01mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	44d	1	1.05mi
455 Spicer St Akron, OH	2.0	1.0	1872	$975	$0.52	15d	1	1.07mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	44d	1	1.08mi
1395 Goodyear Blvd Akron, OH	3.0	1.5	1542	$1,450	$0.94	44d	1	1.09mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	24d	1	1.09mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	44d	1	1.11mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	45d	1	1.14mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	24d	1	1.14mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	24d	1	1.15mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	1.17mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	24d	1	1.22mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	24d	1	1.22mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	15d	1	1.25mi

Listing history 22 events

1. 2026-06-18
   days on market $110,000 Active 295 DOM
2. 2026-06-17
   days on market $110,000 Active 294 DOM
3. 2026-06-16
   days on market $110,000 Active 293 DOM
4. 2026-06-15
   days on market $110,000 Active 292 DOM
5. 2026-06-14
   days on market $110,000 Active 290 DOM
6. 2026-06-13
   days on market $110,000 Active 289 DOM
7. 2026-06-10
   days on market $110,000 Active 287 DOM
8. 2026-06-09
   days on market $110,000 Active 286 DOM
9. 2026-06-08
   days on market $110,000 Active 285 DOM
10. 2026-06-07
    days on market $110,000 Active 284 DOM
11. 2026-06-05
    days on market $110,000 Active 281 DOM
12. 2026-06-03
    days on market $110,000 Active 280 DOM
13. 2026-06-02
    days on market $110,000 Active 279 DOM
14. 2026-06-01
    days on market $110,000 Active 278 DOM
15. 2026-05-31
    days on market $110,000 Active 277 DOM
16. 2026-05-31
    days on market $110,000 Active 276 DOM
17. 2026-02-02
    price $110,000 1291-char remark

    Show marketing remark (1291 chars)

    This extensively updated, income-producing Colonial on a quiet street in Middlebury is a fantastic investment opportunity! The main floor consists of an expansive living room, spacious dining room, and a fully renovated eat-in kitchen with new SS fridge and range, a bartop for additional seating, and a newly added full bathroom with a shower. The second floor houses three sizeable bedrooms and an updated full bathroom with a tile-surround shower-tub combo, while the finished attic space offers two great bonus rooms. Additional fantastic updates include, but are not limited to: newer windows, vinyl flooring (main floor and bathrooms), carpet (bedrooms and bonus rooms), several electrical and plumbing components throughout, and new lighting and plumbing fixtures throughout. The generous backyard has an oversized single-car garage. The grassy vacant lot across the street also allows for great views from the fully enclosed front porch. Being within only minutes of all the amenities, food, and entertainment that Downtown Akron offers, The University of Akron, several parks, and more, this property is set in a prime location. Call to schedule a tour to see this awesome investment property today, and don't forget to ask about the "package deal" the Seller is offering!

18. 2025-08-27
    listed $125,000 Active 1291-char remark

    Show marketing remark (1291 chars)

    This extensively updated, income-producing Colonial on a quiet street in Middlebury is a fantastic investment opportunity! The main floor consists of an expansive living room, spacious dining room, and a fully renovated eat-in kitchen with new SS fridge and range, a bartop for additional seating, and a newly added full bathroom with a shower. The second floor houses three sizeable bedrooms and an updated full bathroom with a tile-surround shower-tub combo, while the finished attic space offers two great bonus rooms. Additional fantastic updates include, but are not limited to: newer windows, vinyl flooring (main floor and bathrooms), carpet (bedrooms and bonus rooms), several electrical and plumbing components throughout, and new lighting and plumbing fixtures throughout. The generous backyard has an oversized single-car garage. The grassy vacant lot across the street also allows for great views from the fully enclosed front porch. Being within only minutes of all the amenities, food, and entertainment that Downtown Akron offers, The University of Akron, several parks, and more, this property is set in a prime location. Call to schedule a tour to see this awesome investment property today, and don't forget to ask about the "package deal" the Seller is offering!

19. 2005-03-04
    soldstatus $25,000 45-char remark

    Show marketing remark (45 chars)

    Needs TLC. Sold As Is Subject to clear title.

20. 2005-01-07
    listed $29,900 45-char remark

    Show marketing remark (45 chars)

    Needs TLC. Sold As Is Subject to clear title.

21. 1995-05-15
    historical
22. 1994-11-17
    listed $36,900

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,439 · $120/mo
• Expected delta: +$277/yr (+$23/mo · 23.9%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,135
• − Mortgage interest: −$6,162
• − Property taxes: −$1,162
• − Insurance: −$550
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$3,200
• Taxable income: $1,640
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $2,929/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

+198.1% since first listed

6 events — show timeline

• 2026-02-02 Price Changed $110,000 MLSNOW
• 2025-08-27 Listed $125,000 MLSNOW
• 2005-03-04 Sold (MLS) $25,000 MLSNOW
• 2005-01-07 Listed $29,900 MLSNOW
• 1995-05-15 Listing Removed — MLSNOW
• 1994-11-17 Listed $36,900 MLSNOW

Property tax history

+1.9%/yr

Latest (2025): $1,162 · +0.2% YoY. Source: county tax records.