261 Russell Ave · Akron, OH 44311

$99,900

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 36 Days on market

Built 1915 3,702 sqft lot $81/sqft · 79% above area

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conventional buyers need letter of approval. Cash buyers need varification of funds. Earnest money to be deposited with listing office. Seller real estate purchase addendum will need filled out.

Key facts

• Main level bedroom
• Front porch
• Living room

Tags

• FRONT PORCH
• LIVING ROOM
• MAIN LEVEL BEDROOM
• SPACIOUS KITCHEN
• NICE SIZE BATHROOM
• CENTRAL AIR CONDITIONING

Property features AI

Finance

• Other: Above-grade finished area and below-grade finished area recorded
• Financial info: No additional financial details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Detached paved garage (1-car)
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Two-story wood-sided house; Asphalt/fiberglass roof; Below-grade finished area included
• Construction: Wood siding construction; Asphalt/fiberglass roof; Built year from public records
• Exterior features: Deck

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One main-level bedroom; Additional bedroom on second level (12 x 10)
• Flooring: Mixed/other flooring throughout
• Bathrooms: One full bathroom (located on second level)
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Full basement; Fireplace (1)
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 54 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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).
• At $1,259/mo this rent would consume 62% of the median local household income ($24k/yr) (locally 659% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $100k implies a 1898% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.26% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.60%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (median comp): $55,780
• List price: $99,900
• Delta: 79.10%
• 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
811 Amherst St	0.24mi	3/1.0	1,232 (0%)	2mo	$60,000	$49	88
103 W Crosier St	0.30mi	3/1.5	1,200 (-3%)	2mo	$150,000	$125	78
977 Raymond St	0.39mi	2/1.0 (-1)	1,262 (+2%)	1mo	$168,000	$133	72
362 Howe St	0.32mi	3/1.0	1,294 (+5%)	8mo	$56,000	$43	70
1063 Raymond St	0.27mi	3/1.0	1,084 (-12%)	8mo	$50,000	$46	61
121 Lake St	0.52mi	3/1.5	1,344 (+9%)	2mo	$130,000	$97	57
267 W Long St	0.37mi	3/1.5	1,373 (+11%)	6mo	$75,000	$55	57
292 Lake St	0.54mi	3/1.5	1,344 (+9%)	5mo	$71,000	$53	53
1073 Taylor St	0.47mi	3/1.0	1,344 (+9%)	13mo	$67,450	$50	53
994 Moeller Ave	0.53mi	3/1.0	1,047 (-15%)	1mo	$105,000	$100	49
385 Campbell St	0.49mi	4/1.0 (+1)	1,387 (+13%)	6mo	$105,000	$76	46
1132 Bristol Ter	0.74mi	3/1.0	1,382 (+12%)	4mo	$92,000	$67	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $6,952
• Equity at exit: $14,895

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $35,802
• Equity at exit: $8,638

Cash invested: $27,972 (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 44311

• Home prices YoY: -28.4%
• Active inventory: 54
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$524
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $364

Break-even live

Break-even rent $798

Max offer price $99,900

Occupancy floor 66%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	0.20mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	23d	1	0.46mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	44d	1	0.48mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	44d	1	0.53mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	0.64mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	44d	1	0.64mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	0.69mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	44d	1	0.73mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	44d	2	0.80mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	0.89mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	44d	1	0.99mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	44d	1	1.00mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	1.01mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	44d	1	1.05mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	44d	1	1.06mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	14d	14	1.09mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	44d	1	1.09mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,534	$1.88	14d	54	1.11mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	1.15mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	1.15mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	44d	1	1.16mi
22 E Exchange St Unit 349 Akron, OH	2.0	2.0	858	$1,468	$1.71	21d	1	1.16mi
22 E Exchange St Apt 335 Akron, OH	2.0	2.0	963	$1,466	$1.52	44d	1	1.16mi
22 E Exchange St Unit 339 Akron, OH	2.0	2.0	976	$1,434	$1.47	44d	1	1.16mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	44d	1	1.16mi
22 E Exchange St Unit 115 Akron, OH	2.0	2.0	1039	$1,585	$1.53	44d	1	1.16mi
22 E Exchange St Unit 256 Akron, OH	2.0	2.0	920	$1,544	$1.68	44d	1	1.16mi
22 E Exchange St Unit 421 Akron, OH	2.0	2.0	985	$1,514	$1.54	44d	1	1.16mi
22 E Exchange St Unit 253 Akron, OH	2.0	2.0	958	$1,565	$1.63	14d	1	1.16mi
22 E Exchange St Unit 454 Akron, OH	2.0	2.0	958	$1,565	$1.63	44d	1	1.16mi
22 E Exchange St Unit 429 Akron, OH	2.0	2.0	1032	$1,515	$1.47	21d	1	1.16mi
22 E Exchange St Unit 233 Akron, OH	2.0	2.0	1052	$1,599	$1.52	44d	1	1.16mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	23d	1	1.19mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	44d	1	1.20mi
505 Rentschler St Unit Down Akron, OH	2.0	1.0	825	$850	$1.03	14d	1	1.21mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	44d	1	1.23mi
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	23d	1	1.23mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	23d	1	1.25mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	44d	1	1.28mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	44d	1	1.28mi

Listing history 12 events

1. 2026-06-05
   status $99,900 Pending 36 DOM
2. 2026-06-03
   days on market $99,900 Active 36 DOM
3. 2026-06-02
   days on market $99,900 Active 35 DOM
4. 2026-06-01
   days on market $99,900 Active 34 DOM
5. 2026-05-31
   days on market $99,900 Active 33 DOM
6. 2026-05-31
   days on market $99,900 Active 32 DOM
7. 2026-05-08
   price $109,900 730-char remark
8. 2026-04-28
   listed $119,900 Active 730-char remark
9. 2007-10-11
   soldstatus $5,000 194-char remark

   Show marketing remark (194 chars)

   Conventional buyers need letter of approval. Cash buyers need varification of funds. Earnest money to be deposited with listing office. Seller real estate purchase addendum will need filled out.

10. 2007-08-07
    listed $8,900 194-char remark

    Show marketing remark (194 chars)

    Conventional buyers need letter of approval. Cash buyers need varification of funds. Earnest money to be deposited with listing office. Seller real estate purchase addendum will need filled out.

11. 2001-10-24
    soldstatus $40,000
12. 2001-08-17
    listed $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: $782 · $65/mo
• Projected year-2 tax: $1,170 · $98/mo
• Expected delta: +$388/yr (+$32/mo · 49.6%)

ⓘ 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 · 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: $15,103
• − Mortgage interest: −$5,596
• − Property taxes: −$782
• − Insurance: −$500
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$2,906
• Taxable income: $2,903
• Est. tax owed @ 24.0%: −$697
• After-tax cash flow: $3,667/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): 7,547
• Household income: $24,369
• Rent vs Own: 83.0% rent · 17.0% own
• Severe rent burden: 659.0

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 0.60)
• Race & ethnicity: White 53% Black 35% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, Vietnam, Philippines
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 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: ▼ -39.01%
• Current HPI: 98.3809
• Rent YoY: —
• 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

+271.4% since first listed

8 events — show timeline

• 2026-06-03 Pending — MLSNOW
• 2026-05-26 Price Changed $99,900 MLSNOW
• 2026-05-08 Price Changed $109,900 MLSNOW
• 2026-04-28 Listed $119,900 MLSNOW
• 2007-10-11 Sold (MLS) $5,000 MLSNOW
• 2007-08-07 Listed $8,900 MLSNOW
• 2001-10-24 Sold (Public Records) $40,000 Public Records
• 2001-08-17 Listed $26,900 MLSNOW

Property tax history

+0.6%/yr

Latest (2025): $782 · +0.1% YoY. Source: county tax records.