2240 12th St SW · Akron, OH 44314

$104,000

3 bd · 1.0 ba · 1,433 sqft · SingleFamily public records · 165 Days on market

Built 1918 5,174 sqft lot $73/sqft · 14% above area Est $91k · 14% over

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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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming century colonial showcases timeless character and craftsmanship throughout, highlighted by stunning original woodwork and thoughtful architectural details. The dining room features beautiful built-ins with a classic bench and it flows seamlessly into the family room, creating a warm and inviting layout ideal for everyday living and entertaining. An enclosed front porch adds additional space to enjoy your morning coffee in the warmer months. Upstairs, three spacious bedrooms are complete with a full bath. On the third-floor you have a large open room with electric baseboard heat, offering valuable additional space. Outdoors, enjoy a fully fenced backyard with ample room for a variety of uses. Purchased just in 2025, a large window A/C unit will remain with the home. A wonderful opportunity to own a home rich in history and charm.

Key facts

• Large open room
• Original woodwork
• Enclosed front porch

Tags

• ORIGINAL WOODWORK
• BUILT-INS WITH A CLASSIC BENCH
• ENCLOSED FRONT PORCH
• LARGE OPEN ROOM
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% 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 $719 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 $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $16k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.25% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.87%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (median comp): $91,316
• List price: $104,000
• Delta: 13.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2246 7th St SW	0.26mi	3/1.5	1,487 (+4%)	5mo	$106,000	$71	75
962 Iona Ave	0.48mi	3/1.0	1,443 (+1%)	2mo	$132,000	$91	74
2070 6th St SW	0.47mi	3/1.0	1,440 (+0%)	6mo	$142,500	$99	72
721 Polk Ave	0.37mi	3/1.5	1,500 (+5%)	4mo	$70,000	$47	69
600 Florida Ave	0.42mi	3/1.5	1,368 (-4%)	4mo	$120,000	$88	68
2323 SW 11th St SW	0.18mi	3/1.5	1,272 (-11%)	5mo	$117,000	$92	67
2342 16th St SW	0.29mi	4/1.0 (+1)	1,303 (-9%)	2mo	$77,000	$59	65
2186 5th St SW	0.38mi	3/1.0	1,288 (-10%)	5mo	$82,000	$64	61
2271 5th St SW	0.40mi	2/2.0 (-1)	1,508 (+5%)	3mo	$95,000	$63	61
2134 7th St SW	0.34mi	3/2.0	1,256 (-12%)	4mo	$95,000	$76	57
2140 18th St SW	0.38mi	3/2.0	1,242 (-13%)	5mo	$68,000	$55	52
2045 9th St SW	0.41mi	3/2.0	1,232 (-14%)	5mo	$160,000	$130	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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $4,259
• Equity at exit: $15,507

10-year hold

• IRR: 14.1%
• Equity multiple: 2.18×
• Total profit: $34,432
• Equity at exit: $8,992

Cash invested: $29,120 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$545
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $312

Break-even live

Break-even rent $909

Max offer price $104,000

Occupancy floor 71%

Sensitivity live

Price	-10% $371	-5% $342	+0% $312	+5% $283	+10% $253
Rent	-10% $209	-5% $261	+0% $312	+5% $364	+10% $415
Rate	-1.0pp $365	-0.5pp $339	base $312	+0.5pp $285	+1.0pp $258

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	44d	1	0.02mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	14d	1	0.09mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	44d	1	0.12mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	44d	1	0.13mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	14d	1	0.22mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	24d	1	0.25mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	0.28mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	44d	1	0.33mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	0.36mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	0.39mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	0.44mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	24d	1	0.78mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	21d	1	0.81mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	0.85mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	24d	1	0.89mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	21d	1	0.91mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	14d	1	0.91mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	0.94mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	44d	1	1.15mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	21d	1	1.15mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	44d	1	1.36mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	44d	1	1.40mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	24d	1	1.41mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	1.43mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	44d	1	1.45mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	44d	1	1.45mi

Listing history 30 events

1. 2026-06-18
   days on market $104,000 Active 165 DOM
2. 2026-06-17
   days on market $104,000 Active 164 DOM
3. 2026-06-16
   days on market $104,000 Active 163 DOM
4. 2026-06-13
   days on market $104,000 Active 162 DOM
5. 2026-06-10
   days on market $104,000 Active 160 DOM
6. 2026-06-09
   days on market $104,000 Active 159 DOM
7. 2026-06-08
   days on market $104,000 Active 158 DOM
8. 2026-06-07
   days on market $104,000 Active 157 DOM
9. 2026-06-05
   days on market $104,000 Active 154 DOM
10. 2026-06-03
    days on market $104,000 Active 153 DOM
11. 2026-06-02
    days on market $104,000 Active 152 DOM
12. 2026-06-01
    days on market $104,000 Active 151 DOM
13. 2026-05-31
    days on market $104,000 Active 150 DOM
14. 2026-05-31
    days on market $104,000 Active 149 DOM
15. 2026-04-16
    price $104,000 854-char remark

    Show marketing remark (854 chars)

    This charming century colonial showcases timeless character and craftsmanship throughout, highlighted by stunning original woodwork and thoughtful architectural details. The dining room features beautiful built-ins with a classic bench and it flows seamlessly into the family room, creating a warm and inviting layout ideal for everyday living and entertaining. An enclosed front porch adds additional space to enjoy your morning coffee in the warmer months. Upstairs, three spacious bedrooms are complete with a full bath. On the third-floor you have a large open room with electric baseboard heat, offering valuable additional space. Outdoors, enjoy a fully fenced backyard with ample room for a variety of uses. Purchased just in 2025, a large window A/C unit will remain with the home. A wonderful opportunity to own a home rich in history and charm.

16. 2026-03-01
    price $109,900 854-char remark

    Show marketing remark (854 chars)

    This charming century colonial showcases timeless character and craftsmanship throughout, highlighted by stunning original woodwork and thoughtful architectural details. The dining room features beautiful built-ins with a classic bench and it flows seamlessly into the family room, creating a warm and inviting layout ideal for everyday living and entertaining. An enclosed front porch adds additional space to enjoy your morning coffee in the warmer months. Upstairs, three spacious bedrooms are complete with a full bath. On the third-floor you have a large open room with electric baseboard heat, offering valuable additional space. Outdoors, enjoy a fully fenced backyard with ample room for a variety of uses. Purchased just in 2025, a large window A/C unit will remain with the home. A wonderful opportunity to own a home rich in history and charm.

17. 2026-01-01
    listed $119,900 Active 854-char remark

    Show marketing remark (854 chars)

    This charming century colonial showcases timeless character and craftsmanship throughout, highlighted by stunning original woodwork and thoughtful architectural details. The dining room features beautiful built-ins with a classic bench and it flows seamlessly into the family room, creating a warm and inviting layout ideal for everyday living and entertaining. An enclosed front porch adds additional space to enjoy your morning coffee in the warmer months. Upstairs, three spacious bedrooms are complete with a full bath. On the third-floor you have a large open room with electric baseboard heat, offering valuable additional space. Outdoors, enjoy a fully fenced backyard with ample room for a variety of uses. Purchased just in 2025, a large window A/C unit will remain with the home. A wonderful opportunity to own a home rich in history and charm.

18. 2022-07-15
    status Pending 424-char remark

    Show marketing remark (424 chars)

    This spacious three bedroom colonial has room to grow. A third floor attic area with electric baseboard heating is an added bonus. The plumbing is in place to convert the basement shower area back to a bathroom. Lots of yard space in the rear to consider for a carport or play area. A must see! . Updated plumbing, beautiful wood work throughout, beautiful kitchen cabinets and so much more! Don't let the Zestimate fool ya!

19. 2022-07-01
    soldstatus $94,000 Closed 424-char remark

    Show marketing remark (424 chars)

    This spacious three bedroom colonial has room to grow. A third floor attic area with electric baseboard heating is an added bonus. The plumbing is in place to convert the basement shower area back to a bathroom. Lots of yard space in the rear to consider for a carport or play area. A must see! . Updated plumbing, beautiful wood work throughout, beautiful kitchen cabinets and so much more! Don't let the Zestimate fool ya!

20. 2022-07-01
    soldstatus $94,000

    Show marketing remark (424 chars)

    This spacious three bedroom colonial has room to grow. A third floor attic area with electric baseboard heating is an added bonus. The plumbing is in place to convert the basement shower area back to a bathroom. Lots of yard space in the rear to consider for a carport or play area. A must see! . Updated plumbing, beautiful wood work throughout, beautiful kitchen cabinets and so much more! Don't let the Zestimate fool ya!

21. 2022-06-02
    historical Contingent 424-char remark

    Show marketing remark (424 chars)

    This spacious three bedroom colonial has room to grow. A third floor attic area with electric baseboard heating is an added bonus. The plumbing is in place to convert the basement shower area back to a bathroom. Lots of yard space in the rear to consider for a carport or play area. A must see! . Updated plumbing, beautiful wood work throughout, beautiful kitchen cabinets and so much more! Don't let the Zestimate fool ya!

22. 2022-05-18
    price $105,000 424-char remark

    Show marketing remark (424 chars)

    This spacious three bedroom colonial has room to grow. A third floor attic area with electric baseboard heating is an added bonus. The plumbing is in place to convert the basement shower area back to a bathroom. Lots of yard space in the rear to consider for a carport or play area. A must see! . Updated plumbing, beautiful wood work throughout, beautiful kitchen cabinets and so much more! Don't let the Zestimate fool ya!

23. 2022-04-16
    listed $120,000 Active 424-char remark

    Show marketing remark (424 chars)

    This spacious three bedroom colonial has room to grow. A third floor attic area with electric baseboard heating is an added bonus. The plumbing is in place to convert the basement shower area back to a bathroom. Lots of yard space in the rear to consider for a carport or play area. A must see! . Updated plumbing, beautiful wood work throughout, beautiful kitchen cabinets and so much more! Don't let the Zestimate fool ya!

24. 2002-05-01
    soldstatus $61,500
25. 2002-04-17
    historical
26. 2001-10-17
    listed $64,900
27. 2001-08-28
    historical
28. 2000-08-29
    listed $59,900
29. 1997-12-18
    soldstatus $39,800
30. 1990-07-27
    soldstatus $32,700

ⓘ 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: $1,549 · $129/mo
• Projected year-2 tax: $1,586 · $132/mo
• Expected delta: +$37/yr (+$3/mo · 2.4%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,647
• − Mortgage interest: −$5,826
• − Property taxes: −$1,549
• − Insurance: −$520
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$3,025
• Taxable income: $2,223
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $3,214/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

+218.0% since first listed

16 events — show timeline

• 2026-04-16 Price Changed $104,000 MLSNOW
• 2026-03-01 Price Changed $109,900 MLSNOW
• 2026-01-01 Listed $119,900 MLSNOW
• 2022-07-15 Pending — MLSNOW
• 2022-07-01 Sold (Public Records) $94,000 Public Records
• 2022-07-01 Sold (MLS) $94,000 MLSNOW
• 2022-06-02 Contingent — MLSNOW
• 2022-05-18 Price Changed $105,000 MLSNOW
• 2022-04-16 Listed $120,000 MLSNOW
• 2002-05-01 Sold (Public Records) $61,500 Public Records
• 2002-04-17 Listing Removed — MLSNOW
• 2001-10-17 Listed $64,900 MLSNOW
• 2001-08-28 Listing Removed — MLSNOW
• 2000-08-29 Listed $59,900 MLSNOW
• 1997-12-18 Sold (Public Records) $39,800 Public Records
• 1990-07-27 Sold (Public Records) $32,700 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,549 · -7.7% YoY. Source: county tax records.