52 E Brookside Ave · Akron, OH 44301

$129,000

4 bd · 2.0 ba · 1,804 sqft · SingleFamily public records · 6 Days on market

Built 1921 6,098 sqft lot Est $166k · 22% under

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Why this score? — see what drove the C+ 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.1/10.0
• 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 MLS

Price Reduced!!! Had some recent renovation. Seller will make no repairs. $1000 minimum earnest money, proof of funds or pre-approval required with all offers. Buyers or buyer's agent are responsible to verify all info and city orders if any. Pre-approval letter or proof of funds required with all offers. Listing broker to hold earnest money. All offers subject to seller addendum. Buyers are responsible for all inspection costs. All offers are subject to Corporate Approval. All buyer's agents must contact the listing agent before writing any offer. Contract of Sale Requirements: Property is sold AS-IS including any existing appliances, plumbing, heating and air conditioning and electrical systems. Offers will not be considered until five (5) days after initial listing period begins. Buyer is to inspect the property five (5) days prior to closing to determine that the property is in the same condition as when contract was written. The Seller shall read: Owner of Record.

Key facts

• Large corner lot
• Two occupied units
• First floor unit

Tags

• INCOME PRODUCING PROPERTY
• TWO OCCUPIED UNITS
• SEPARATE ENTRANCES
• FIRST FLOOR UNIT
• SPACIOUS FOUR BEDROOM UNIT
• LARGE CORNER LOT

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Construction: Brick and vinyl siding exterior; Asphalt roof; Built per public records
• Exterior features: 0.14-acre lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Full basement; Fireplace (1)
• Laundry & utility: Laundry on main level; Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Cap rate 8.1% vs local median 6.6% in Akron — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+4.6%/yr); 83 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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).
• This rent runs 34% of the median local income ($51k/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 $892 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $26k; list at $129k implies a 396% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1921 — 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: 1.11% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $165,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 E Ido Ave	0.07mi	5/2.0 (+1)	1,725 (-4%)	0mo	$139,500	$81	84
84 E Ido Ave	0.09mi	5/2.0 (+1)	1,704 (-6%)	4mo	$154,500	$91	78
78 E Brookside Ave	0.05mi	4/1.5	1,946 (+8%)	6mo	$160,000	$82	77
171 Mission Dr	0.48mi	3/1.5 (-1)	1,776 (-2%)	0mo	$207,000	$117	68
1870 Dallas Ave	0.55mi	3/2.5 (-1)	1,736 (-4%)	1mo	$219,900	$127	60
1258 Wilbur Ave	0.65mi	4/2.0	1,769 (-2%)	8mo	$61,500	$35	60
1480 Thornapple Ave	0.24mi	3/1.0 (-1)	1,550 (-14%)	1mo	$221,000	$143	55
1362 Wilbur Ave	0.58mi	3/2.0 (-1)	1,702 (-6%)	7mo	$145,000	$85	53
1367 Girard St	0.45mi	4/1.0	1,558 (-14%)	6mo	$165,000	$106	47
227 Crescent Dr	0.34mi	3/1.0 (-1)	1,539 (-15%)	8mo	$182,500	$119	44
1614 Glenmount Ave	0.67mi	3/1.5 (-1)	1,630 (-10%)	4mo	$150,000	$92	42
362 Palm Ave	0.61mi	4/1.5	1,533 (-15%)	4mo	$90,000	$59	41

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,802
• Equity at exit: $19,234

10-year hold

• IRR: 7.3%
• Equity multiple: 1.60×
• Total profit: $21,550
• Equity at exit: $11,154

Cash invested: $36,120 (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 44301

• Home prices YoY: -25.7%
• Rents YoY: 4.6%
• Active inventory: 83
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$676
• Tax from tax record: −$205 /mo · $2,458/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $199

Break-even live

Break-even rent $1,184

Max offer price $129,000

Occupancy floor 81%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 E Mapledale Ave Akron, OH	4.0	1.5	1600	$1,500	$0.94	14d	1	0.11mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	0.34mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	44d	1	0.35mi
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	44d	1	0.40mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.57mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	44d	1	0.57mi
373 N Firestone Blvd Akron, OH	4.0	1.5	1590	$1,550	$0.97	44d	1	0.60mi
432 N Firestone Blvd Unit 1496097P Akron, OH	4.0	2.0	1926	$6,253	$3.25	21d	1	0.71mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	44d	1	0.85mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	44d	1	0.86mi
450 Stanton Ave Akron, OH	3.0	2.0	1927	$1,425	$0.74	44d	1	0.87mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	44d	1	0.95mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	44d	1	1.00mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	44d	1	1.04mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	44d	1	1.06mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	44d	1	1.06mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	44d	1	1.09mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	1.16mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	23d	1	1.17mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	1.23mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	1.35mi
768 Beardsley St Akron, OH	5.0	1.5	1714	$1,500	$0.88	14d	1	1.35mi

Listing history 9 events

1. 2026-05-22
   listed $129,000 Active
2. 2009-05-12
   soldstatus $26,000 984-char remark

   Show marketing remark (984 chars)

   Price Reduced!!! Had some recent renovation. Seller will make no repairs. $1000 minimum earnest money, proof of funds or pre-approval required with all offers. Buyers or buyer's agent are responsible to verify all info and city orders if any. Pre-approval letter or proof of funds required with all offers. Listing broker to hold earnest money. All offers subject to seller addendum. Buyers are responsible for all inspection costs. All offers are subject to Corporate Approval. All buyer's agents must contact the listing agent before writing any offer. Contract of Sale Requirements: Property is sold AS-IS including any existing appliances, plumbing, heating and air conditioning and electrical systems. Offers will not be considered until five (5) days after initial listing period begins. Buyer is to inspect the property five (5) days prior to closing to determine that the property is in the same condition as when contract was written. The Seller shall read: Owner of Record.

3. 2008-12-24
   listed $24,900 984-char remark

   Show marketing remark (984 chars)

   Price Reduced!!! Had some recent renovation. Seller will make no repairs. $1000 minimum earnest money, proof of funds or pre-approval required with all offers. Buyers or buyer's agent are responsible to verify all info and city orders if any. Pre-approval letter or proof of funds required with all offers. Listing broker to hold earnest money. All offers subject to seller addendum. Buyers are responsible for all inspection costs. All offers are subject to Corporate Approval. All buyer's agents must contact the listing agent before writing any offer. Contract of Sale Requirements: Property is sold AS-IS including any existing appliances, plumbing, heating and air conditioning and electrical systems. Offers will not be considered until five (5) days after initial listing period begins. Buyer is to inspect the property five (5) days prior to closing to determine that the property is in the same condition as when contract was written. The Seller shall read: Owner of Record.

4. 2006-12-06
   soldstatus $100,000
5. 2006-05-31
   soldstatus $42,000 44-char remark

   Show marketing remark (44 chars)

   Bank owned! To be sold in 'AS-IS' condition.

6. 2006-05-28
   historical 44-char remark

   Show marketing remark (44 chars)

   Bank owned! To be sold in 'AS-IS' condition.

7. 2006-03-12
   historical
8. 2006-01-05
   listed $54,900 44-char remark

   Show marketing remark (44 chars)

   Bank owned! To be sold in 'AS-IS' condition.

9. 2005-12-13
   listed $73,500

ⓘ 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: $2,458 · $205/mo
• Projected year-2 tax: $2,458 · $205/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: $17,227
• − Mortgage interest: −$7,226
• − Property taxes: −$2,458
• − Insurance: −$645
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$3,753
• Taxable income: $389
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $2,295/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): 13,668
• Household income: $51,321
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 446.0

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 0.63)
• Race & ethnicity: White 52% Black 30% Two or more races 11% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -74.09%
• Current HPI: 213.697
• Rent YoY: ▲ 4.62%
• 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

+75.5% since first listed

9 events — show timeline

• 2026-05-22 Listed $129,000 MLSNOW
• 2009-05-12 Sold (MLS) $26,000 MLSNOW
• 2008-12-24 Listed $24,900 MLSNOW
• 2006-12-06 Sold (Public Records) $100,000 Public Records
• 2006-05-31 Sold (MLS) $42,000 MLSNOW
• 2006-05-28 Listing Removed — MLSNOW
• 2006-03-12 Listing Removed — MLSNOW
• 2006-01-05 Listed $54,900 MLSNOW
• 2005-12-13 Listed $73,500 MLSNOW

Property tax history

+4.4%/yr

Latest (2025): $2,458 · +0.1% YoY. Source: county tax records.