844 Ardella Ave · Akron, OH 44306

$99,000

3 bd · 1.0 ba · 931 sqft · SingleFamily public records · 51 Days on market

Built 1929 4,748 sqft lot $106/sqft · 6% below area Est $106k · 6% under

---

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 +24.6/30.0
• ARV discount +10.3/15.0
• DSCR +7.9/10.0
• 1% rule +6.2/10.0
• 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

This cozy 3-bedroom, 1-bath Cape Cod offers a spacious living room, a connected dining area, and a kitchen with ample counter space and backyard access. The first floor includes a versatile bedroom, with two more upstairs. Outside, enjoy a fully fenced yard and a one-car detached garage for added storage. Ideal for owner-occupants or as an investment opportunity to begin or build your portfolio, this home is ready for you. * Occupied * with a lease ending 7/2025, current rent is $1200 per month & owner pays water/trash. Schedule your showing today!

Key facts

• 4,748 sq ft lot
• Parking
• Built 1929

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Two-story house; Above-grade finished area approximately 931 (source: assessor)
• Construction: Built per public records; Aluminum and vinyl siding; Asbestos shingle roof
• Exterior features: Lot roughly 42 x 113 feet

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: One main-level bedroom; Additional bedrooms on first and second floors
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating (gas)
• Interior features: Full unfinished basement
• Laundry & utility: Laundry area in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 fast (+7.6%/yr); 69 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).
• This rent runs 32% of the median local income ($42k/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 $684 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 + 7.6% 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 51 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1929 — 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: 1.12% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $105,521
• List price: $99,000
• Delta: -6.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 Clement St	0.11mi	2/1.0 (-1)	940 (+1%)	2mo	$95,000	$101	86
766 Staeger St	0.13mi	3/1.0	960 (+3%)	4mo	$100,900	$105	86
985 Clement St	0.11mi	3/1.0	988 (+6%)	4mo	$120,000	$121	81
787 Ravenswood St	0.08mi	3/2.0	880 (-6%)	7mo	$128,000	$145	77
529 Anderson Ave	0.44mi	3/1.0	960 (+3%)	2mo	$156,500	$163	72
1068 Wyley Ave	0.30mi	4/2.0 (+1)	928 (-0%)	5mo	$138,000	$149	72
1078 Lindsay Ave	0.22mi	3/1.5	1,005 (+8%)	3mo	$107,150	$107	72
540 Anderson Ave	0.41mi	2/1.5 (-1)	928 (-0%)	3mo	$125,000	$135	71
1224 Lindsay Ave	0.26mi	3/1.0	1,015 (+9%)	6mo	$103,000	$101	68
787 Austin Ave	0.65mi	3/1.0	1,008 (+8%)	7mo	$100,000	$99	50
627 Arden Pl	0.63mi	2/1.0 (-1)	840 (-10%)	1mo	$99,000	$118	48
801 Triplett Blvd	0.66mi	3/1.0	1,040 (+12%)	3mo	$165,000	$159	47

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $2,426
• Equity at exit: $14,761

10-year hold

• IRR: 15.8%
• Equity multiple: 2.57×
• Total profit: $43,384
• Equity at exit: $8,560

Cash invested: $27,720 (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: 69
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,110 high
• Mortgage (P&I): −$519
• Tax from tax record: −$111 /mo · $1,335/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $205

Break-even live

Break-even rent $850

Max offer price $99,000

Occupancy floor 77%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
778 Ravenswood St Akron, OH	2.0	1.0	616	$1,150	$1.87	23d	1	0.06mi
1125 Georgia Ave Akron, OH	3.0	1.0	1060	$1,300	$1.23	14d	1	0.10mi
920 Clement St Akron, OH	2.0	1.0	940	$995	$1.06	14d	1	0.11mi
1093 Georgia Ave Akron, OH	2.0	1.0	752	$1,103	$1.47	14d	1	0.12mi
1055 Neville Ave Akron, OH	2.0	1.0	600	$700	$1.17	44d	1	0.16mi
1078 Lindsay Ave Akron, OH	3.0	2.0	1005	$1,350	$1.34	44d	1	0.24mi
1017 Neville Ave Akron, OH	2.0	1.0	600	$675	$1.12	44d	1	0.24mi
783 Anderson Ave Apt 5 Akron, OH	2.0	1.0	900	$900	$1.00	44d	1	0.35mi
783 Anderson Ave Apt 10 Akron, OH	2.0	1.0	900	$900	$1.00	14d	1	0.35mi
779 Anderson Ave Apt 11 Akron, OH	2.0	1.0	900	$900	$1.00	23d	1	0.36mi
779 Anderson Ave Apt 10 Akron, OH	2.0	1.0	900	$900	$1.00	14d	1	0.36mi
779 Anderson Ave Apt 11 Akron, OH	2.0	1.0	900	$900	$1.00	44d	1	0.36mi
551 Baltimore Ave Unit 551 Akron, OH	2.0	1.0	588	$850	$1.45	44d	1	0.44mi
551 Baltimore Ave Akron, OH	2.0	1.0	588	$850	$1.45	23d	1	0.44mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$1,174	$1.03	14d	1	0.52mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	44d	1	0.54mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	44d	1	0.59mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	44d	1	0.60mi
1005 Pardee Ave Akron, OH	2.0	1.0	862	$1,025	$1.19	44d	1	0.65mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	14d	1	0.67mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	44d	1	0.68mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	14d	1	0.73mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	23d	1	0.75mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	14d	1	0.98mi
1442 Virginia Ave Akron, OH	2.0	1.0	840	$795	$0.95	44d	1	0.99mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	14d	1	1.09mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	44d	1	1.17mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	44d	1	1.21mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	44d	1	1.21mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	44d	1	1.27mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	44d	1	1.45mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	44d	1	1.45mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	44d	1	1.45mi
1628 E Market St Akron, OH	2.0	1.0	800	$850	$1.06	44d	1	1.46mi

Listing history 35 events

1. 2026-06-18
   days on market $99,000 Active 51 DOM
2. 2026-06-17
   days on market $99,000 Active 50 DOM
3. 2026-06-16
   days on market $99,000 Active 49 DOM
4. 2026-06-15
   days on market $99,000 Active 48 DOM
5. 2026-06-14
   days on market $99,000 Active 46 DOM
6. 2026-06-13
   days on market $99,000 Active 45 DOM
7. 2026-06-10
   days on market $99,000 Active 43 DOM
8. 2026-06-09
   days on market $99,000 Active 42 DOM
9. 2026-06-08
   days on market $99,000 Active 41 DOM
10. 2026-06-07
    days on market $99,000 Active 40 DOM
11. 2026-06-05
    days on market $99,000 Active 37 DOM
12. 2026-06-03
    days on market $99,000 Active 36 DOM
13. 2026-06-02
    days on market $99,000 Active 35 DOM
14. 2026-06-01
    days on market $99,000 Active 34 DOM
15. 2026-05-31
    days on market $99,000 Active 33 DOM
16. 2026-05-31
    days on market $99,000 Active 32 DOM
17. 2026-04-15
    listed $110,000 Active 453-char remark
18. 2025-10-30
    historical $950
19. 2025-09-09
    price $950
20. 2025-08-16
    price $1,100
21. 2025-08-13
    price $1,200
22. 2025-06-29
    listed $1,374
23. 2025-02-13
    soldstatus $171,000
24. 2025-02-03
    soldstatus $87,000 Closed 561-char remark

    Show marketing remark (561 chars)

    This cozy 3-bedroom, 1-bath Cape Cod offers a spacious living room, a connected dining area, and a kitchen with ample counter space and backyard access. The first floor includes a versatile bedroom, with two more upstairs. Outside, enjoy a fully fenced yard and a one-car detached garage for added storage. Ideal for owner-occupants or as an investment opportunity to begin or build your portfolio, this home is ready for you. * Occupied * with a lease ending 7/2025, current rent is $1200 per month & owner pays water/trash. Schedule your showing today!

25. 2024-12-19
    status Pending 561-char remark

    Show marketing remark (561 chars)

    This cozy 3-bedroom, 1-bath Cape Cod offers a spacious living room, a connected dining area, and a kitchen with ample counter space and backyard access. The first floor includes a versatile bedroom, with two more upstairs. Outside, enjoy a fully fenced yard and a one-car detached garage for added storage. Ideal for owner-occupants or as an investment opportunity to begin or build your portfolio, this home is ready for you. * Occupied * with a lease ending 7/2025, current rent is $1200 per month & owner pays water/trash. Schedule your showing today!

26. 2024-12-12
    listed $84,000 Active 561-char remark

    Show marketing remark (561 chars)

    This cozy 3-bedroom, 1-bath Cape Cod offers a spacious living room, a connected dining area, and a kitchen with ample counter space and backyard access. The first floor includes a versatile bedroom, with two more upstairs. Outside, enjoy a fully fenced yard and a one-car detached garage for added storage. Ideal for owner-occupants or as an investment opportunity to begin or build your portfolio, this home is ready for you. * Occupied * with a lease ending 7/2025, current rent is $1200 per month & owner pays water/trash. Schedule your showing today!

27. 2023-11-22
    soldstatus $77,000 Closed

    Show marketing remark (973 chars)

    Welcome to this cozy Cape Cod home with three bedrooms and a full bath! As you step inside, you are greeted by the spacious and inviting living room. The open layout seamlessly connects the living room to the adjacent dining area. Just off the dining area, you'll discover the well-appointed kitchen. It boasts paneling that adds character to the space and provides abundant counter space. The kitchen also offers convenient access to the backyard. Completing the first floor is one of the three bedrooms—this bedroom provides flexibility for various uses, such as a guest room, office, or den. Heading upstairs, you'll find two more bedrooms. The full bath features a single vanity and a relaxing tub. The exterior of this home features a one-car detached garage that provides parking and additional storage options. The fully fenced-in yard ensures privacy, making it an ideal space for outdoor entertainment. Don't miss out! Schedule your showing today! (HWT 2021)

28. 2023-09-28
    status Pending

    Show marketing remark (973 chars)

    Welcome to this cozy Cape Cod home with three bedrooms and a full bath! As you step inside, you are greeted by the spacious and inviting living room. The open layout seamlessly connects the living room to the adjacent dining area. Just off the dining area, you'll discover the well-appointed kitchen. It boasts paneling that adds character to the space and provides abundant counter space. The kitchen also offers convenient access to the backyard. Completing the first floor is one of the three bedrooms—this bedroom provides flexibility for various uses, such as a guest room, office, or den. Heading upstairs, you'll find two more bedrooms. The full bath features a single vanity and a relaxing tub. The exterior of this home features a one-car detached garage that provides parking and additional storage options. The fully fenced-in yard ensures privacy, making it an ideal space for outdoor entertainment. Don't miss out! Schedule your showing today! (HWT 2021)

29. 2023-09-21
    listed $77,000 Active

    Show marketing remark (973 chars)

    Welcome to this cozy Cape Cod home with three bedrooms and a full bath! As you step inside, you are greeted by the spacious and inviting living room. The open layout seamlessly connects the living room to the adjacent dining area. Just off the dining area, you'll discover the well-appointed kitchen. It boasts paneling that adds character to the space and provides abundant counter space. The kitchen also offers convenient access to the backyard. Completing the first floor is one of the three bedrooms—this bedroom provides flexibility for various uses, such as a guest room, office, or den. Heading upstairs, you'll find two more bedrooms. The full bath features a single vanity and a relaxing tub. The exterior of this home features a one-car detached garage that provides parking and additional storage options. The fully fenced-in yard ensures privacy, making it an ideal space for outdoor entertainment. Don't miss out! Schedule your showing today! (HWT 2021)

30. 2022-11-22
    historical
31. 2022-07-20
    soldstatus $69,000
32. 2022-07-18
    soldstatus $69,000 Closed
33. 2022-06-20
    status Pending
34. 2022-06-15
    listed $65,000 Active
35. 2005-03-11
    soldstatus $51,000

ⓘ 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: $1,335 · $111/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$104/yr (+$9/mo · 7.8%)

ⓘ 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: $13,315
• − Mortgage interest: −$5,546
• − Property taxes: −$1,335
• − Insurance: −$495
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$2,880
• Taxable income: $929
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $2,236/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

+94.1% since first listed

20 events — show timeline

• 2026-05-26 Price Changed $99,000 MLSNOW
• 2026-04-15 Listed $110,000 MLSNOW
• 2025-10-30 Rental Removed $950 BUILDIUM
• 2025-09-09 Price Changed $950 BUILDIUM
• 2025-08-16 Price Changed $1,100 BUILDIUM
• 2025-08-13 Price Changed $1,200 BUILDIUM
• 2025-06-29 Listed for Rent $1,374 BUILDIUM
• 2025-02-13 Sold (Public Records) $171,000 Public Records
• 2025-02-03 Sold (MLS) $87,000 MLSNOW
• 2024-12-19 Pending — MLSNOW
• 2024-12-12 Listed $84,000 MLSNOW
• 2023-11-22 Sold (MLS) $77,000 MLSNOW
• 2023-09-28 Pending — MLSNOW
• 2023-09-21 Listed $77,000 MLSNOW
• 2022-11-22 Rental Removed — YESMLS
• 2022-07-20 Sold (Public Records) $69,000 Public Records
• 2022-07-18 Sold (MLS) $69,000 MLSNOW
• 2022-06-20 Pending — MLSNOW
• 2022-06-15 Listed $65,000 MLSNOW
• 2005-03-11 Sold (Public Records) $51,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,335 · +0.1% YoY. Source: county tax records.