452 Allenford St · Akron, OH 44314

$70,000

3 bd · 2.0 ba · 792 sqft · SingleFamily public records · 49 Days on market

Built 1920 4,957 sqft lot $88/sqft · 37% below area Est $111k · 37% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Why rent when you can own? Welcome to 452 Allenford Street—an affordable 3-bedroom home (2 up, 1 down) priced at just $89,900. With 792 sq ft, this home offers a cozy, easy-to-maintain layout that’s perfect for first-time buyers, downsizers, or investors. Needs some TLC. Priced to sell. Seller offering a credit of $1400 for interior paint/carpet to help you get started. Outside features a 1+ car detached garage, concrete driveway and a backyard with a fire pit ready for summer nights. Centrally located near shopping, restaurants, and the bus line. Great opportunity at this price point. Bring your special touch and make it your own! If you’ve been waiting for something a

Key facts

• Detached garage
• Concrete driveway
• 4,957 sq ft lot

Tags

• DETACHED GARAGE
• CONCRETE DRIVEWAY
• BACKYARD WITH FIRE PIT

Property features AI

Finance

• Other: Below-grade finished area noted (partial basement finished)
• HOA & community: Curbs; Sidewalks; Street lights

Exterior

• Parking: Detached garage (1 car); Concrete driveway; On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; Entry on first floor; Vinyl siding; Asphalt roof
• Construction: Built according to public records; Block foundation
• Exterior features: Front porch; Awnings; Fire pit; Back yard; Front yard; City lot; Gentle sloping lot

Interior

• Kitchen: Cooktop; Range; Dishwasher; Disposal; Refrigerator; Eat-in kitchen with breakfast nook
• Bedrooms: One main-level bedroom; Two additional bedrooms (one on first floor, one on second floor)
• Flooring: Carpet in main living areas and bedrooms; Linoleum in kitchen and basement bathroom; Ceramic tile in second-level bathroom
• Bathrooms: Two full bathrooms (one with bathtub only on second level, one with stand-up shower in basement)
• Heating & cooling: Gas forced-air heating; Ceiling fans; Window air conditioning units
• Interior features: Eat-in kitchen; Partially finished basement
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry room in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• Zoned schools: Rimer Community Learning Center (math 37% / reading 37%, grade F, #1,087 of 1,584 statewide, top 70%, 278 students, 0% FRL); Innes Community Learning Center (math 8% / reading 15%, grade F, #641 of 654 statewide, top 98%, 641 students, 0% FRL); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 43% at this address vs 26% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 104 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $484 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 + 3.9% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.50% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.42%
• DSCR: 1.73
• GRM: 5.5

CMA / ARV

• ARV (median comp): $111,449
• List price: $70,000
• Delta: -37.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
355 Lockwood St	0.27mi	2/1.0 (-1)	772 (-2%)	5mo	$108,000	$140	70
2313 Nesmith Lake Blvd	0.21mi	2/1.0 (-1)	802 (+1%)	12mo	$108,000	$135	69
363 Lockwood St	0.26mi	2/1.0 (-1)	772 (-2%)	7mo	$110,550	$143	69
392 Rexford St	0.30mi	2/1.0 (-1)	828 (+4%)	1mo	$135,000	$163	68
2676 Christensen Ave	0.73mi	3/2.0	798 (+1%)	1mo	$175,000	$219	64
636 Flora Ave	0.36mi	4/2.0 (+1)	903 (+14%)	1mo	$163,000	$181	54
424 Lockwood St	0.24mi	2/1.0 (-1)	876 (+11%)	11mo	$110,000	$126	53
2568 Edwin Ave	0.56mi	2/1.0 (-1)	700 (-12%)	12mo	$42,753	$61	36
2653 Pelton Ave	0.71mi	3/1.0	864 (+9%)	21mo	$70,000	$81	30

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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.35×
• Total profit: $6,778
• Equity at exit: $10,437

10-year hold

• IRR: 18.8%
• Equity multiple: 2.64×
• Total profit: $32,226
• Equity at exit: $6,052

Cash invested: $19,600 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,052 high
• Mortgage (P&I): −$367
• Tax from tax record: −$167 /mo · $1,998/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $268

Break-even live

Break-even rent $712

Max offer price $70,000

Occupancy floor 70%

Sensitivity live

Price	-10% $308	-5% $288	+0% $268	+5% $248	+10% $229
Rent	-10% $185	-5% $227	+0% $268	+5% $310	+10% $351
Rate	-1.0pp $303	-0.5pp $286	base $268	+0.5pp $250	+1.0pp $232

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2266 5th St SW Akron, OH	2.0	1.0	676	$750	$1.11	15d	1	0.48mi
2264 5th St SW Unit 2266 Akron, OH	2.0	1.0	676	$750	$1.11	15d	1	0.48mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	15d	1	0.63mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	22d	1	0.75mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	45d	1	1.13mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	45d	1	1.14mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	45d	1	1.17mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	45d	1	1.17mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	45d	1	1.18mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	45d	1	1.21mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	25d	1	1.31mi
2047 20th St SW Akron, OH	2.0	1.0	624	$695	$1.11	25d	1	1.34mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	45d	1	1.40mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	1.41mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	25d	1	1.42mi
1035 Chester Ave Unit 1 Akron, OH	2.0	1.0	624	$900	$1.44	25d	1	1.48mi
1035 Chester Ave Akron, OH	2.0	1.0	624	$900	$1.44	15d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $70,000 Active 49 DOM
2. 2026-06-18
   days on market $70,000 Active 46 DOM
3. 2026-06-17
   days on market $70,000 Active 45 DOM
4. 2026-06-16
   days on market $70,000 Active 44 DOM
5. 2026-06-15
   days on market $70,000 Active 43 DOM
6. 2026-06-14
   days on market $70,000 Active 41 DOM
7. 2026-06-13
   days on market $70,000 Active 40 DOM
8. 2026-06-10
   days on market $70,000 Active 38 DOM
9. 2026-06-09
   days on market $70,000 Active 37 DOM
10. 2026-06-08
    days on market $70,000 Active 36 DOM
11. 2026-06-07
    pricestatusdays on market $70,000 Active 35 DOM
12. 2026-05-12
    price $84,900 726-char remark
13. 2026-04-25
    listed $89,900 Active 726-char remark
14. 2001-04-23
    soldstatus $67,500
15. 2001-02-22
    listed $69,500
16. 1996-10-23
    soldstatus $52,000
17. 1989-04-21
    soldstatus $38,000
18. 1987-05-22
    soldstatus $24,500

ⓘ 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: $1,998 · $167/mo
• Projected year-2 tax: $1,998 · $167/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 ≥96°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: $12,623
• − Mortgage interest: −$3,921
• − Property taxes: −$1,998
• − Insurance: −$350
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$2,036
• Taxable income: $2,298
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $2,668/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): 17,885
• Household income: $47,468
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 975.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 16% Two or more races 12% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · India, Canada, Philippines
• Languages at home: 96% English-only · Chinese 2% Russian/Polish/Slavic 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: ▼ -166.61%
• Current HPI: 151.066
• Rent YoY: ▲ 3.91%
• 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

+185.7% since first listed

10 events — show timeline

• 2026-06-06 Relisted — MLSNOW
• 2026-06-06 Price Changed $70,000 MLSNOW
• 2026-05-28 Pending — MLSNOW
• 2026-05-12 Price Changed $84,900 MLSNOW
• 2026-04-25 Listed $89,900 MLSNOW
• 2001-04-23 Sold (Public Records) $67,500 Public Records
• 2001-02-22 Listed $69,500 MLSNOW
• 1996-10-23 Sold (Public Records) $52,000 Public Records
• 1989-04-21 Sold (Public Records) $38,000 Public Records
• 1987-05-22 Sold (Public Records) $24,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,998 · +0.2% YoY. Source: county tax records.