682 Barbara Ave · Akron, OH 44306

$65,000

2 bd · 1.0 ba · 685 sqft · SingleFamily public records · 2 Days on market

Built 1951 5,880 sqft lot Est $103k · 37% under ↓ 7% since listing

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +8.2/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Darling ranch with beautiful sun room. Newer roof on home. New awning and siding on garage as well as new aluminum cover on carport. New a/c 2006. Finished basement with built-in storage. Home is in impeccable condition.

Key facts

• Proximity to parks
• 5,880 sq ft lot
• Garage

Tags

• FULL UNFINISHED BASEMENT
• DETACHED 1-CAR GARAGE
• CONVENIENT HIGHWAY ACCESS
• PROXIMITY TO PARKS
• PROXIMITY TO RESTAURANTS
• PROXIMITY TO SHOPPING

Property features AI

Exterior

• Parking: Detached garage (1 car); Carport (1 car); Paved parking
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl siding; Asphalt roof; Built according to public records
• Exterior features: Deck; Outbuilding / storage; Dead-end lot

Interior

• Kitchen: Range; Refrigerator; Linoleum flooring in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet in living room; Linoleum in kitchen and bathroom; Concrete flooring in basement
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full, unfinished basement; Sunroom (12 x 9)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($861 rent vs $65k).
• Cap rate 10.0% 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: Voris Community Learning Center (math 32% / reading 42%, grade F, #1,087 of 1,584 statewide, top 70%, 269 students, 0% FRL); National Inventors Hall of Fame School Center For Stem (math 45% / reading 56%, grade C, #413 of 654 statewide, top 63%, 406 students, 0% FRL); Garfield Community Learning Center (math 8% / reading 27%, grade F, #689 of 781 statewide, top 90%, 971 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.
• Market conditions: Rents rising fast (+7.6%/yr); 71 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 + 7.6% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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 $53k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1951 — 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: 1.32% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $102,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
634 Prentiss Ave	0.39mi	2/1.0	698 (+2%)	2mo	$128,000	$183	77
689 Ina Ave	0.03mi	2/1.0	672 (-2%)	22mo	$109,900	$164	77
645 Reed Ave	0.39mi	2/1.0	720 (+5%)	6mo	$113,000	$157	69
785 Reed Ave	0.44mi	2/1.0	732 (+7%)	5mo	$109,900	$150	64
773 Austin Ave	0.58mi	2/1.0	720 (+5%)	1mo	$99,500	$138	63
1205 Ada St	0.54mi	2/1.0	720 (+5%)	8mo	$135,500	$188	60
1210 Rowe St	0.56mi	2/1.0	720 (+5%)	9mo	$113,800	$158	58
913 Palmetto Ave	0.46mi	2/1.0	720 (+5%)	15mo	$73,000	$101	57
897 Reed Ave	0.56mi	2/1.5	700 (+2%)	17mo	$76,000	$109	54
1175 Ada St	0.60mi	2/1.0	720 (+5%)	12mo	$105,000	$146	54
687 E Archwood Ave	0.66mi	2/1.0	720 (+5%)	13mo	$85,000	$118	50
1177 Rowe St	0.62mi	2/1.0	720 (+5%)	16mo	$104,000	$144	49

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.36×
• Total profit: $6,604
• Equity at exit: $9,692

10-year hold

• IRR: 21.7%
• Equity multiple: 3.28×
• Total profit: $41,456
• Equity at exit: $5,620

Cash invested: $18,200 (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 44306

• Rents YoY: 7.6%
• Active inventory: 71
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $861 high
• Mortgage (P&I): −$341
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $203

Break-even live

Break-even rent $605

Max offer price $65,000

Occupancy floor 71%

Sensitivity live

Price	-10% $239	-5% $221	+0% $203	+5% $184	+10% $166
Rent	-10% $135	-5% $169	+0% $203	+5% $237	+10% $271
Rate	-1.0pp $235	-0.5pp $219	base $203	+0.5pp $186	+1.0pp $169

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1588 Coventry St Unit 7 Akron, OH	1.0	1.0	600	$795	$1.32	25d	1	0.21mi
1566 Coventry St Akron, OH	1.0	1.5	600	$795	$1.32	45d	1	0.22mi
1017 Neville Ave Akron, OH	2.0	1.0	600	$675	$1.12	45d	1	0.78mi
1055 Neville Ave Akron, OH	2.0	1.0	600	$700	$1.17	45d	1	0.84mi
958 Hunt St #2 Akron, OH	1.0	1.0	700	$600	$0.86	45d	1	1.01mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	45d	1	1.05mi
778 Ravenswood St Akron, OH	2.0	1.0	616	$1,150	$1.87	25d	1	1.06mi
1757 S Arlington St Unit 2 Akron, OH	1.0	1.0	600	$795	$1.32	25d	1	1.07mi
1757 S Arlington St Akron, OH	1.0	1.5	600	$795	$1.32	45d	1	1.07mi
1809 S Arlington St Akron, OH	1.0	1.0	608	$775	$1.27	45d	1	1.15mi
794 Anderson Ave #9 Akron, OH	1.0	1.0	600	$785	$1.31	25d	1	1.16mi
780 Anderson Ave #12 Akron, OH	1.0	1.0	700	$785	$1.12	15d	1	1.16mi
780 Anderson Ave #13 Akron, OH	1.0	1.0	700	$785	$1.12	45d	1	1.16mi
978 Kelly Ave Akron, OH	1.0	1.0	500	$875	$1.75	25d	1	1.18mi
978 Kelly Ave Akron, OH	1.0	1.0	500	$900	$1.80	45d	1	1.18mi
101 E Firestone Blvd Akron, OH	1.0	1.0	675	$881	$1.31	25d	6	1.19mi
769 Anderson Ave #6 Akron, OH	1.0	1.0	600	$785	$1.31	15d	1	1.20mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	45d	1	1.39mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	45d	1	1.39mi
551 Baltimore Ave Unit 551 Akron, OH	2.0	1.0	588	$850	$1.45	45d	1	1.44mi
551 Baltimore Ave Akron, OH	2.0	1.0	588	$850	$1.45	25d	1	1.44mi

Listing history 11 events

1. 2026-05-31
   status $65,000 Pending 2 DOM
2. 2026-05-27
   listed $65,000 Active
3. 2012-10-10
   soldstatus $53,000 220-char remark

   Show marketing remark (220 chars)

   Darling ranch with beautiful sun room. Newer roof on home. New awning and siding on garage as well as new aluminum cover on carport. New a/c 2006. Finished basement with built-in storage. Home is in impeccable condition.

4. 2012-10-10
   soldstatus $53,000

   Show marketing remark (220 chars)

   Darling ranch with beautiful sun room. Newer roof on home. New awning and siding on garage as well as new aluminum cover on carport. New a/c 2006. Finished basement with built-in storage. Home is in impeccable condition.

5. 2012-07-09
   listed $55,000 220-char remark

   Show marketing remark (220 chars)

   Darling ranch with beautiful sun room. Newer roof on home. New awning and siding on garage as well as new aluminum cover on carport. New a/c 2006. Finished basement with built-in storage. Home is in impeccable condition.

6. 2011-10-08
   historical
7. 2010-04-08
   listed $65,900
8. 2003-10-14
   soldstatus $60,000
9. 2003-09-27
   historical
10. 2003-09-16
    listed $62,900
11. 2003-05-27
    listed $69,900

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $1,316 · $110/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: $10,334
• − Mortgage interest: −$3,641
• − Property taxes: −$1,316
• − Insurance: −$325
• − Repairs & maintenance: −$827
• − Management: −$827
• − Depreciation: −$1,891
• Taxable income: $1,507
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $2,070/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): 20,905
• Household income: $41,688
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1251.0

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 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 2% Iranian 1% Scotch-Irish 1%
• Foreign-born: 4% · Vietnam, Canada, Philippines
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Vietnamese 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: ▼ -101.46%
• Current HPI: 132.768
• Rent YoY: ▲ 7.63%
• 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

-7.0% since first listed

10 events — show timeline

• 2026-05-27 Listed $65,000 MLSNOW
• 2012-10-10 Sold (Public Records) $53,000 Public Records
• 2012-10-10 Sold (MLS) $53,000 MLSNOW
• 2012-07-09 Listed $55,000 MLSNOW
• 2011-10-08 Listing Removed — MLSNOW
• 2010-04-08 Listed $65,900 MLSNOW
• 2003-10-14 Sold (MLS) $60,000 MLSNOW
• 2003-09-27 Listing Removed — MLSNOW
• 2003-09-16 Listed $62,900 MLSNOW
• 2003-05-27 Listed $69,900 MLSNOW

Property tax history

-3.7%/yr

Latest (2025): $1,316 · -1.5% YoY. Source: county tax records.