1282 Pondview Ave · Akron, OH 44305

$108,000

3 bd · 2.0 ba · 1,410 sqft · MultiFamily public records · 24 Days on market

Built 1923 3,998 sqft lot Est $114k · 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Bank owned property to be sold as is. Buyer to check with zoning, building, EPA or any other requirement for intended use. Sellers choice of title co. Conventional buyers need letter of approval, cash buyers need verification of funds. Earnest money to be deposited with listing office.

Key facts

• 3,998 sq ft lot
• Parking
• Built 1923

Property features AI

Finance

• Other: Above-grade finished area reported as 1,410 (source: Realist); Lot size about 0.0918 acres (assessor)

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water service; Public sewer service
• Home design: 2-story home; Vinyl siding; Asphalt roof
• Construction: Built according to public records; Vinyl siding construction; Asphalt roof
• Exterior features: Public water; Public sewer

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas)
• Interior features: Full unfinished basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $108k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $502/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.4% 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: Seiberling Community Learning Center (math 22% / reading 22%, grade F, #1,242 of 1,584 statewide, top 80%, 477 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); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 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.
• Zoned-school proficiency averages 51% at this address vs 26% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.5%/yr); 101 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).
• At $2,214/mo this rent would consume 50% of the median local household income ($53k/yr) (locally 1021% 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 $747 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 + 4.5% rent growth), your $30k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,380 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.05% ✓
• Cap rate: 17.44%
• Cash-on-cash: 39.82%
• DSCR: 2.77
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $114,210
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Para Ave	0.21mi	4/2.0 (+1)	1,512 (+7%)	1mo	$125,000	$83	72
1328 Goodyear Blvd	0.09mi	4/2.0 (+1)	1,522 (+8%)	18mo	$80,000	$53	62
1162-1164 Tonawanda Ave	0.64mi	4/2.0 (+1)	1,508 (+7%)	1mo	$158,000	$105	53
1166-1168 Tonawanda Ave	0.63mi	4/2.0 (+1)	1,508 (+7%)	16mo	$68,000	$45	41
1738 Flint Ave	0.64mi	3/2.0	1,536 (+9%)	22mo	$125,000	$81	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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 37.9%
• Equity multiple: 2.65×
• Total profit: $49,851
• Equity at exit: $16,103

10-year hold

• IRR: 45.2%
• Equity multiple: 5.64×
• Total profit: $140,280
• Equity at exit: $9,338

Cash invested: $30,240 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,214 high
• Mortgage (P&I): −$566
• Tax from tax record: −$134 /mo · $1,612/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $1,003

Break-even live

Break-even rent $944

Max offer price $108,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,065	-5% $1,034	+0% $1,003	+5% $973	+10% $942
Rent	-10% $828	-5% $916	+0% $1,003	+5% $1,091	+10% $1,178
Rate	-1.0pp $1,058	-0.5pp $1,031	base $1,003	+0.5pp $975	+1.0pp $947

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,214
Total (2 units)			$2,214

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	25d	1	0.03mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	45d	1	0.14mi
1395 Goodyear Blvd Akron, OH	3.0	1.5	1542	$1,450	$0.94	45d	1	0.18mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	45d	1	0.19mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	16d	1	0.25mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	25d	1	0.36mi
1598 Pilgrim St Akron, OH	3.0	1.0	1352	$1,550	$1.15	45d	1	0.57mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	45d	1	0.65mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	45d	1	0.67mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	45d	1	0.68mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	25d	1	0.68mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	25d	1	0.68mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	45d	1	0.70mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	45d	1	0.71mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	25d	1	0.78mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	16d	1	0.80mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	45d	1	0.81mi
589 Eastland Ave Akron, OH	3.0	1.5	1345	$1,300	$0.97	45d	1	0.83mi
1280 7th Ave Akron, OH	2.0	1.0	1152	$1,200	$1.04	16d	1	0.88mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	25d	1	0.91mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	25d	1	0.92mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	16d	1	0.92mi
497 Lucy St Akron, OH	4.0	1.0	1600	$1,500	$0.94	45d	1	0.94mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	25d	1	0.95mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	45d	1	0.96mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	25d	1	0.97mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	45d	1	0.99mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	25d	1	1.01mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	25d	1	1.02mi
248 Malacca St Akron, OH	3.0	2.0	1854	$1,350	$0.73	45d	1	1.06mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	45d	1	1.18mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	45d	1	1.18mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	45d	1	1.19mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	45d	1	1.19mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	45d	1	1.22mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	45d	1	1.32mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	46d	1	1.32mi
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	16d	1	1.36mi
545 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	900	$1,300	$1.44	45d	1	1.45mi

Listing history 28 events

1. 2026-06-21
   days on market $108,000 Active 24 DOM
2. 2026-06-18
   days on market $108,000 Active 21 DOM
3. 2026-06-17
   days on market $108,000 Active 20 DOM
4. 2026-06-16
   days on market $108,000 Active 19 DOM
5. 2026-06-15
   days on market $108,000 Active 18 DOM
6. 2026-06-14
   days on market $108,000 Active 16 DOM
7. 2026-06-13
   days on market $108,000 Active 15 DOM
8. 2026-06-10
   days on market $108,000 Active 13 DOM
9. 2026-06-09
   days on market $108,000 Active 12 DOM
10. 2026-06-08
    days on market $108,000 Active 11 DOM
11. 2026-06-07
    days on market $108,000 Active 10 DOM
12. 2026-06-05
    days on market $108,000 Active 7 DOM
13. 2026-06-03
    days on market $108,000 Active 6 DOM
14. 2026-06-02
    days on market $108,000 Active 5 DOM
15. 2026-06-01
    days on market $108,000 Active 4 DOM
16. 2026-05-31
    days on market $108,000 Active 3 DOM
17. 2026-05-31
    days on market $108,000 Active 2 DOM
18. 2026-05-28
    listed $108,000 Active
19. 2025-09-05
    historical
20. 2025-08-25
    listed $105,000 Active
21. 2020-02-14
    soldstatus $318,000
22. 2008-04-03
    soldstatus $23,000 286-char remark

    Show marketing remark (286 chars)

    Bank owned property to be sold as is. Buyer to check with zoning, building, EPA or any other requirement for intended use. Sellers choice of title co. Conventional buyers need letter of approval, cash buyers need verification of funds. Earnest money to be deposited with listing office.

23. 2008-02-01
    listed $28,500 286-char remark

    Show marketing remark (286 chars)

    Bank owned property to be sold as is. Buyer to check with zoning, building, EPA or any other requirement for intended use. Sellers choice of title co. Conventional buyers need letter of approval, cash buyers need verification of funds. Earnest money to be deposited with listing office.

24. 2007-12-26
    historical
25. 2007-06-26
    listed $51,250
26. 2000-07-17
    soldstatus $72,800
27. 1991-12-20
    soldstatus $17,500
28. 1989-07-18
    soldstatus $13,500

ⓘ 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: $1,612 · $134/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$36/yr (+$3/mo · 2.3%)

ⓘ 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: $26,568
• − Mortgage interest: −$6,050
• − Property taxes: −$1,612
• − Insurance: −$540
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − Depreciation: −$3,142
• Taxable income: $10,974
• Est. tax owed @ 24.0%: −$2,634
• After-tax cash flow: $9,407/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): 21,103
• Household income: $52,768
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1021.0

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 0.57)
• Race & ethnicity: White 62% Black 20% Two or more races 12% Asian 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · India, Philippines, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Other Indo-European 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: ▼ -140.39%
• Current HPI: 190.6223
• Rent YoY: ▲ 4.51%
• 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

+700.0% since first listed

11 events — show timeline

• 2026-05-28 Listed $108,000 MLSNOW
• 2025-09-05 Listing Removed — MLSNOW
• 2025-08-25 Listed $105,000 MLSNOW
• 2020-02-14 Sold (Public Records) $318,000 Public Records
• 2008-04-03 Sold (MLS) $23,000 MLSNOW
• 2008-02-01 Listed $28,500 MLSNOW
• 2007-12-26 Listing Removed — MLSNOW
• 2007-06-26 Listed $51,250 MLSNOW
• 2000-07-17 Sold (Public Records) $72,800 Public Records
• 1991-12-20 Sold (Public Records) $17,500 Public Records
• 1989-07-18 Sold (Public Records) $13,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,612 · +0.2% YoY. Source: county tax records.