715 Gardendale Ave · Akron, OH 44310

$59,900

3 bd · 1.0 ba · 836 sqft · SingleFamily public records · 8 Days on market

Built 1923 3,898 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Spacious two-bedroom Ranch with large rooms and a finished room in the basement. Located on a quiet, dead-end street. Updated windows, flooring, siding, gutters, roof, and doors. Great investment property!

Key facts

• Updated siding
• Updated windows
• Updated flooring

Tags

• FINISHED ROOM IN THE BASEMENT
• UPDATED WINDOWS
• UPDATED FLOORING
• UPDATED SIDING
• UPDATED GUTTERS
• UPDATED ROOF

Property features AI

Exterior

• Parking: Detached garage; Driveway (gravel/unpaved)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt/Fiberglass roof
• Exterior features: Front porch; Rear porch; City lot; Sidewalks

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air gas heating
• Interior features: Full basement with interior entry
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 14.9% 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.
• Market conditions: Rents rising fast (+4.8%/yr); 86 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $414 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 30y 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 $29k; list at $60k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.90% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.89%
• DSCR: 2.37
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $120,384
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
691 Gardendale Ave	0.04mi	3/1.0	960 (+15%)	9mo	$95,000	$99	66
904 Davis St	0.48mi	2/1.0 (-1)	864 (+3%)	4mo	$125,000	$145	64
639 Ranney St	0.36mi	2/1.0 (-1)	909 (+9%)	1mo	$131,000	$144	63
643 Villa Ave	0.16mi	2/2.0 (-1)	912 (+9%)	15mo	$165,000	$181	55
354 Zeller Ave	0.74mi	2/1.0 (-1)	832 (-0%)	8mo	$125,810	$151	54
879 Lorain St	0.63mi	3/1.0	800 (-4%)	14mo	$103,000	$129	52
669 Evans Ave	0.20mi	3/2.0	720 (-14%)	17mo	$153,000	$213	50
973 Nevin St	0.54mi	2/1.0 (-1)	952 (+14%)	3mo	$39,000	$41	44
755 Wing St	0.72mi	2/1.0 (-1)	884 (+6%)	19mo	$53,200	$60	36

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: 27.9%
• Equity multiple: 2.19×
• Total profit: $19,957
• Equity at exit: $8,931

10-year hold

• IRR: 36.5%
• Equity multiple: 4.70×
• Total profit: $62,011
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,137 high
• Mortgage (P&I): −$314
• Tax from tax record: −$128 /mo · $1,531/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $432

Break-even live

Break-even rent $591

Max offer price $59,900

Occupancy floor 57%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	43d	1	0.86mi
500 Delmar Ave Unit 502 Akron, OH	2.0	1.0	1000	$775	$0.78	23d	1	0.87mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	23d	1	0.94mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	43d	1	0.94mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	44d	1	0.94mi
649 Patterson Ave Unit a Akron, OH	2.0	1.0	1000	$775	$0.78	43d	1	0.97mi
586 Robinette Ct Akron, OH	4.0	1.0	1040	$1,250	$1.20	43d	1	1.02mi
1423 Creighton Ave Unit 1 Akron, OH	3.0	1.0	1040	$1,100	$1.06	23d	1	1.05mi
106 Charles St Akron, OH	2.0	1.0	800	$850	$1.06	43d	1	1.10mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	23d	1	1.10mi
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	14d	1	1.14mi
545 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	900	$1,300	$1.44	43d	1	1.19mi
1444 Hyde Park Ave Akron, OH	3.0	1.0	1104	$1,395	$1.26	14d	1	1.20mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	23d	1	1.21mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	43d	1	1.28mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	23d	1	1.29mi
489 N Howard St Unit 101 Akron, OH	2.0	1.0	700	$799	$1.14	43d	1	1.35mi
1446 Alphada Ave Akron, OH	2.0	1.0	500	$950	$1.90	43d	2	1.38mi
801 E Exchange St Akron, OH	2.0	1.0	850	$925	$1.09	23d	1	1.44mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	23d	1	1.45mi

Listing history 22 events

1. 2026-05-18
   listed $59,900 Active
2. 2019-05-08
   historical
3. 2019-04-24
   listed $50,000 Active
4. 2018-07-23
   historical
5. 2018-06-16
   price $52,900
6. 2018-06-04
   listed $54,900 Active
7. 2015-05-15
   historical
8. 2015-04-21
   price $52,900
9. 2015-03-04
   listed $54,900 Active
10. 2006-12-29
    soldstatus $29,000
11. 2006-12-29
    soldstatus $29,000
12. 2006-12-29
    historical
13. 2006-09-30
    listed $34,900
14. 2006-09-30
    listed $34,900
15. 2006-08-04
    listed $39,900
16. 2001-08-24
    soldstatus $55,000
17. 2001-05-12
    historical
18. 2001-04-18
    listed $55,000
19. 2001-02-14
    listed $53,500
20. 1997-02-25
    soldstatus $27,500
21. 1996-02-26
    listed $39,900
22. 1984-10-05
    soldstatus $26,900

ⓘ 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: $1,531 · $128/mo
• Projected year-2 tax: $1,531 · $128/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 · 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: $13,645
• − Mortgage interest: −$3,355
• − Property taxes: −$1,531
• − Insurance: −$300
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$1,743
• Taxable income: $4,534
• Est. tax owed @ 24.0%: −$1,088
• After-tax cash flow: $4,092/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

+122.7% since first listed

22 events — show timeline

• 2026-05-18 Listed $59,900 MLSNOW
• 2019-05-08 Listing Removed — MLSNOW
• 2019-04-24 Listed $50,000 MLSNOW
• 2018-07-23 Listing Removed — MLSNOW
• 2018-06-16 Price Changed $52,900 MLSNOW
• 2018-06-04 Listed $54,900 MLSNOW
• 2015-05-15 Listing Removed — MLSNOW
• 2015-04-21 Price Changed $52,900 MLSNOW
• 2015-03-04 Listed $54,900 MLSNOW
• 2006-12-29 Listing Removed — MLSNOW
• 2006-12-29 Sold (MLS) $29,000 MLSNOW
• 2006-12-29 Sold (MLS) $29,000 MLSNOW
• 2006-09-30 Listed $34,900 MLSNOW
• 2006-09-30 Listed $34,900 MLSNOW
• 2006-08-04 Listed $39,900 MLSNOW
• 2001-08-24 Sold (Public Records) $55,000 Public Records
• 2001-05-12 Listing Removed — MLSNOW
• 2001-04-18 Listed $55,000 MLSNOW
• 2001-02-14 Listed $53,500 MLSNOW
• 1997-02-25 Sold (Public Records) $27,500 Public Records
• 1996-02-26 Listed $39,900 MLSNOW
• 1984-10-05 Sold (Public Records) $26,900 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,531 · +0.2% YoY. Source: county tax records.