1304 W Waterloo Rd · Akron, OH 44314

$85,000

3 bd · 2.0 ba · 1,210 sqft · SingleFamily public records · 13 Days on market

Built 1927 4,800 sqft lot Est $122k · 30% 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 MLS

Roomy Colonial Home with a Nice Size Kitchen, Formal Dining Room, Fireplaced Living Room, Enclosed Front Porch, and Two First Floor Bedrooms. The Second Floor has been converted into an In-Law Suite with Full Kitchen, Bath, Living Room, and Bedroom and has a private entrance! Driveway with rear Turn Around and Detached Garage. Full Unfinished Basement. Great Location near freeways, metro bus lines, schools, and just minutes to Shopping and Downtown. This is a perfect Investment Opportunity or would make a Nice Starter for your first time buyer! Why pay rent when you can own your own home? This one needs some T. L. C. and Fixing, will make a great Fall Project, move in by Christmas! Don't wait on this one, make your appointment today! This property is to be Sold AS-IS, Seller has no reports or disclosures. Agents See Broker Remarks for Offer instructions and requirements. Attachment must be acknowledged and signed, return with purchase agreement.

Key facts

• Separate entrance
• Separate kitchen
• Enclosed bookcases

Tags

• ENCLOSED WOOD CABINETRY
• ENCLOSED BOOKCASES
• SEPARATE ENTRANCE
• SEPARATE KITCHEN
• FULLY FENCED SIDE YARD

Property features AI

Finance

• Financial info: Annual taxes listed (tax details available)

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story home; Aluminum siding; Asphalt/fiberglass roof; Built per appraiser
• Construction: Aluminum siding construction; Asphalt/fiberglass roof
• Exterior features: Chain link fencing

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms (1 on main level)
• Heating & cooling: Central air conditioning; Forced air gas heating
• Interior features: Full basement; Fixer condition; Living room fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.2% 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 (+3.9%/yr); 104 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 32% of the median local income ($47k/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 $588 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 + 3.9% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $50k; list at $85k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1927 — 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: 1.50% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.26%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $122,210
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 Weiser Ave	0.10mi	3/1.0	1,144 (-6%)	1mo	$137,000	$120	81
2650 30th St SW	0.13mi	3/1.0	1,134 (-6%)	1mo	$62,500	$55	78
1263 W Waterloo Rd	0.08mi	3/2.5	1,369 (+13%)	4mo	$70,000	$51	70
1288 Tampa Ave	0.12mi	2/1.0 (-1)	1,104 (-9%)	6mo	$111,100	$101	66
1270 Welsh Ave	0.20mi	3/1.0	1,040 (-14%)	1mo	$80,000	$77	62
103 Norwood St	0.57mi	3/2.0	1,301 (+8%)	2mo	$129,500	$100	60
1415 Woodbirch Ave	0.64mi	3/2.0	1,264 (+4%)	5mo	$90,000	$71	59
324 W State St	0.72mi	3/2.0	1,131 (-6%)	0mo	$210,000	$186	55
134 Hazelwood Ave	0.66mi	3/2.0	1,062 (-12%)	2mo	$212,500	$200	48
1149 Winston St	0.58mi	3/1.5	1,075 (-11%)	7mo	$149,000	$139	47
2931 Popham St	0.68mi	3/1.0	1,075 (-11%)	6mo	$72,500	$67	40
1223 Florida Ave	0.71mi	3/2.0	1,391 (+15%)	2mo	$143,000	$103	40

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: 14.8%
• Equity multiple: 1.60×
• Total profit: $14,282
• Equity at exit: $12,674

10-year hold

• IRR: 24.2%
• Equity multiple: 3.19×
• Total profit: $52,030
• Equity at exit: $7,349

Cash invested: $23,800 (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 44314

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

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $422

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 62%

Sensitivity live

Price	-10% $480	-5% $451	+0% $422	+5% $392	+10% $363
Rent	-10% $321	-5% $371	+0% $422	+5% $472	+10% $523
Rate	-1.0pp $464	-0.5pp $443	base $422	+0.5pp $400	+1.0pp $377

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1169 Weiser Ave Akron, OH	2.0	1.0	768	$950	$1.24	44d	1	0.13mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	0.20mi
1253 California Ave Akron, OH	2.0	1.0	780	$950	$1.22	24d	1	0.46mi
1253 California Ave Akron, OH	2.0	1.0	780	$1,100	$1.41	45d	1	0.46mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	21d	1	0.51mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	44d	1	0.69mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	21d	1	0.70mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	14d	1	0.90mi
2569 Romig Rd Unit 2561-16 Akron, OH	2.0	1.5	810	$1,125	$1.39	14d	1	0.94mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	24d	1	0.95mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	0.97mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	0.98mi
653 Washington Ave Barberton, OH	4.0	2.0	1360	$1,600	$1.18	21d	1	1.02mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	44d	1	1.09mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	44d	1	1.15mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	14d	1	1.16mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	44d	1	1.21mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	44d	1	1.23mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	14d	1	1.25mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	21d	1	1.30mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	24d	1	1.36mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	1.38mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	1.47mi

Listing history 17 events

1. 2026-06-09
   status $85,000 Pending 13 DOM
2. 2026-06-08
   days on market $85,000 Active 13 DOM
3. 2026-06-07
   days on market $85,000 Active 12 DOM
4. 2026-06-05
   days on market $85,000 Active 9 DOM
5. 2026-06-03
   days on market $85,000 Active 8 DOM
6. 2026-06-02
   days on market $85,000 Active 7 DOM
7. 2026-06-01
   days on market $85,000 Active 6 DOM
8. 2026-05-31
   days on market $85,000 Active 5 DOM
9. 2026-05-31
   days on market $85,000 Active 4 DOM
10. 2026-05-26
    listed $85,000 Active
11. 2018-10-29
    soldstatus $50,000
12. 2017-12-04
    soldstatus $16,055
13. 2017-11-17
    soldstatus $16,055 Sold 959-char remark

    Show marketing remark (959 chars)

    Roomy Colonial Home with a Nice Size Kitchen, Formal Dining Room, Fireplaced Living Room, Enclosed Front Porch, and Two First Floor Bedrooms. The Second Floor has been converted into an In-Law Suite with Full Kitchen, Bath, Living Room, and Bedroom and has a private entrance! Driveway with rear Turn Around and Detached Garage. Full Unfinished Basement. Great Location near freeways, metro bus lines, schools, and just minutes to Shopping and Downtown. This is a perfect Investment Opportunity or would make a Nice Starter for your first time buyer! Why pay rent when you can own your own home? This one needs some T. L. C. and Fixing, will make a great Fall Project, move in by Christmas! Don't wait on this one, make your appointment today! This property is to be Sold AS-IS, Seller has no reports or disclosures. Agents See Broker Remarks for Offer instructions and requirements. Attachment must be acknowledged and signed, return with purchase agreement.

14. 2017-10-23
    status Pending 959-char remark

    Show marketing remark (959 chars)

    Roomy Colonial Home with a Nice Size Kitchen, Formal Dining Room, Fireplaced Living Room, Enclosed Front Porch, and Two First Floor Bedrooms. The Second Floor has been converted into an In-Law Suite with Full Kitchen, Bath, Living Room, and Bedroom and has a private entrance! Driveway with rear Turn Around and Detached Garage. Full Unfinished Basement. Great Location near freeways, metro bus lines, schools, and just minutes to Shopping and Downtown. This is a perfect Investment Opportunity or would make a Nice Starter for your first time buyer! Why pay rent when you can own your own home? This one needs some T. L. C. and Fixing, will make a great Fall Project, move in by Christmas! Don't wait on this one, make your appointment today! This property is to be Sold AS-IS, Seller has no reports or disclosures. Agents See Broker Remarks for Offer instructions and requirements. Attachment must be acknowledged and signed, return with purchase agreement.

15. 2017-10-17
    price $16,900 959-char remark

    Show marketing remark (959 chars)

    Roomy Colonial Home with a Nice Size Kitchen, Formal Dining Room, Fireplaced Living Room, Enclosed Front Porch, and Two First Floor Bedrooms. The Second Floor has been converted into an In-Law Suite with Full Kitchen, Bath, Living Room, and Bedroom and has a private entrance! Driveway with rear Turn Around and Detached Garage. Full Unfinished Basement. Great Location near freeways, metro bus lines, schools, and just minutes to Shopping and Downtown. This is a perfect Investment Opportunity or would make a Nice Starter for your first time buyer! Why pay rent when you can own your own home? This one needs some T. L. C. and Fixing, will make a great Fall Project, move in by Christmas! Don't wait on this one, make your appointment today! This property is to be Sold AS-IS, Seller has no reports or disclosures. Agents See Broker Remarks for Offer instructions and requirements. Attachment must be acknowledged and signed, return with purchase agreement.

16. 2017-09-17
    listed $21,900 Active 959-char remark

    Show marketing remark (959 chars)

    Roomy Colonial Home with a Nice Size Kitchen, Formal Dining Room, Fireplaced Living Room, Enclosed Front Porch, and Two First Floor Bedrooms. The Second Floor has been converted into an In-Law Suite with Full Kitchen, Bath, Living Room, and Bedroom and has a private entrance! Driveway with rear Turn Around and Detached Garage. Full Unfinished Basement. Great Location near freeways, metro bus lines, schools, and just minutes to Shopping and Downtown. This is a perfect Investment Opportunity or would make a Nice Starter for your first time buyer! Why pay rent when you can own your own home? This one needs some T. L. C. and Fixing, will make a great Fall Project, move in by Christmas! Don't wait on this one, make your appointment today! This property is to be Sold AS-IS, Seller has no reports or disclosures. Agents See Broker Remarks for Offer instructions and requirements. Attachment must be acknowledged and signed, return with purchase agreement.

17. 2017-08-30
    soldstatus $16,125

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,328
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$2,473
• Taxable income: $3,941
• Est. tax owed @ 24.0%: −$946
• After-tax cash flow: $4,114/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

+427.1% since first listed

8 events — show timeline

• 2026-05-26 Listed $85,000 MLSNOW
• 2018-10-29 Sold (Public Records) $50,000 Public Records
• 2017-12-04 Sold (Public Records) $16,055 Public Records
• 2017-11-17 Sold (MLS) $16,055 MLSNOW
• 2017-10-23 Pending — MLSNOW
• 2017-10-17 Price Changed $16,900 MLSNOW
• 2017-09-17 Listed $21,900 MLSNOW
• 2017-08-30 Sold (Public Records) $16,125 Public Records

Property tax history

+15.0%/yr

Latest (2025): $7,049 · +289.5% YoY. Source: county tax records.