357 N Adams St · Akron, OH 44304

$54,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 9 Days on market

Built 1914 5,148 sqft lot Est $84k · 35% under

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Why this score? — see what drove the A- 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
• Appreciation +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Colonial with 2 bedrooms. Open front porch. Dining room. Enclosed back porch off of the kitchen. Nice size main bathroom with stall shower. Seller will not complete any repairs to the subject property, either lender required, or buyer requested. The property is sold in AS-IS condition. Buyer to verify all information. Buyer or Buyer's Agent responsible to check with Building, Zoning, EPA, DEA, Tax Department or any other requirement for intended use. Buyer to pay for all inspections. Earnest money to be a cashier's check. Subject to clear title.

Key facts

• Quiet street
• Hot water tank
• Convenient access

Tags

• QUIET STREET
• CONVENIENT ACCESS
• BRAND NEW FURNACE
• HOT WATER TANK
• PROXIMITY TO DOWNTOWN

Property features AI

Exterior

• Parking: Driveway (unpaved)
• Utilities: Public water; Public sewer
• Home design: 2-story property; Fixer condition
• Construction: Built per public records; Vinyl siding and wood siding; Slate roof
• Exterior features: Driveway (unpaved)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 16.9% 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: 17 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 33% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $791 of equity ($380 loan paydown + $411 appreciation (0.8% local appreciation)).
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 34y 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 $55k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,900

Questions for the listing agent

1. Built in 1914 — 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: 2.06% ✓
• Cap rate: 16.93%
• Cash-on-cash: 38.01%
• DSCR: 2.69
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $84,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
369 Montrose Ave	0.67mi	2/1.0	1,056 (0%)	9mo	$85,000	$80	61
248 Arch St	0.14mi	3/1.0 (+1)	1,210 (+15%)	6mo	$85,000	$70	60
789 Upson St	0.68mi	2/1.0	1,024 (-3%)	12mo	$63,050	$62	53
767 Upson St	0.65mi	2/1.0	980 (-7%)	9mo	$65,000	$66	50
614 Parkview Ave	0.64mi	3/1.0 (+1)	972 (-8%)	3mo	$163,000	$168	50
639 Ranney St	0.72mi	2/1.0	909 (-14%)	1mo	$131,000	$144	43
197 Spellman Ct	0.60mi	3/1.0 (+1)	1,152 (+9%)	13mo	$65,000	$56	42
691 Gardendale Ave	0.66mi	3/1.0 (+1)	960 (-9%)	9mo	$95,000	$99	41
584 Evans Ave	0.68mi	3/1.5 (+1)	1,196 (+13%)	4mo	$162,000	$135	36
70 Wise St	0.71mi	3/1.0 (+1)	1,197 (+13%)	5mo	$80,000	$67	36
177 Spellman Ct	0.61mi	3/1.0 (+1)	897 (-15%)	13mo	$67,450	$75	31
710 Damon St	0.72mi	3/1.0 (+1)	1,207 (+14%)	13mo	$157,500	$130	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 3.04×
• Total profit: $31,400
• Equity at exit: $18,029

10-year hold

• IRR: 42.4%
• Equity multiple: 6.00×
• Total profit: $76,906
• Equity at exit: $23,418

Cash invested: $15,372 (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 44304

• Home prices YoY: 0.4%
• Active inventory: 17
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$288
• Tax from tax record: −$98 /mo · $1,175/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $487

Break-even live

Break-even rent $517

Max offer price $54,900

Occupancy floor 52%

Sensitivity live

Price	-10% $518	-5% $502	+0% $487	+5% $471	+10% $456
Rent	-10% $397	-5% $442	+0% $487	+5% $532	+10% $576
Rate	-1.0pp $514	-0.5pp $501	base $487	+0.5pp $473	+1.0pp $458

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	44d	1	0.13mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	44d	1	0.14mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	44d	1	0.60mi
545 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	900	$1,300	$1.44	44d	1	0.64mi
545 E Buchtel Ave Apt 3 Akron, OH	1.0	1.0	700	$1,200	$1.71	24d	1	0.64mi
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	15d	1	0.64mi
106 Charles St Akron, OH	2.0	1.0	800	$850	$1.06	44d	1	0.75mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	24d	1	0.90mi
500 Delmar Ave Unit 502 Akron, OH	2.0	1.0	1000	$775	$0.78	24d	1	0.93mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	24d	1	0.93mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$1,925	$1.61	24d	4	0.97mi
559 Dayton St Akron, OH	3.0	1.0	1200	$1,200	$1.00	44d	1	1.05mi
570 Dayton St Akron, OH	3.0	1.0	1140	$1,350	$1.18	15d	1	1.07mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	24d	1	1.07mi
801 E Exchange St Akron, OH	2.0	1.0	850	$925	$1.09	24d	1	1.08mi
489 N Howard St Unit 101 Akron, OH	2.0	1.0	700	$799	$1.14	44d	1	1.11mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	24d	1	1.14mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	44d	1	1.16mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$875	$1.05	15d	3	1.17mi
421 Allyn St Unit 2 Akron, OH	3.0	1.0	743	$850	$1.14	44d	1	1.18mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	24d	1	1.18mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	44d	1	1.18mi
649 Patterson Ave Unit B Akron, OH	3.0	1.0	1200	$900	$0.75	44d	1	1.19mi
649 Patterson Ave Unit a Akron, OH	2.0	1.0	1000	$775	$0.78	44d	1	1.19mi
22 W York St Akron, OH	1.0	1.0	800	$875	$1.09	44d	1	1.20mi
437 Sumner St Apt A Akron, OH	3.0	1.5	750	$1,200	$1.60	24d	1	1.21mi
437 Sumner St Apt D Akron, OH	2.0	1.5	750	$900	$1.20	24d	1	1.21mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	24d	1	1.22mi
15 W York St Akron, OH	3.0	1.0	1178	$1,150	$0.98	22d	1	1.22mi
15 W York St Akron, OH	2.0	1.5	1178	$1,150	$0.98	15d	1	1.22mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	44d	1	1.23mi
467 Spicer St Akron, OH	2.0	1.0	800	$915	$1.14	24d	1	1.25mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	24d	1	1.25mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	24d	1	1.25mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	44d	1	1.26mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	24d	1	1.27mi
22 E Exchange St Unit 421 Akron, OH	2.0	2.0	985	$1,514	$1.54	44d	1	1.27mi
22 E Exchange St Unit 233 Akron, OH	2.0	2.0	1052	$1,599	$1.52	44d	1	1.27mi
22 E Exchange St Unit 253 Akron, OH	2.0	2.0	958	$1,565	$1.63	15d	1	1.27mi
22 E Exchange St Unit 454 Akron, OH	2.0	2.0	958	$1,565	$1.63	44d	1	1.27mi

Listing history 8 events

1. 2026-06-18
   days on market $54,900 Active 9 DOM
2. 2026-06-17
   days on market $54,900 Active 8 DOM
3. 2026-06-16
   days on market $54,900 Active 7 DOM
4. 2026-06-15
   days on market $54,900 Active 6 DOM
5. 2026-06-14
   days on market $54,900 Active 4 DOM
6. 2026-06-13
   days on market $54,900 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $54,900 Active 1 DOM

ⓘ 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: $1,175 · $98/mo
• Projected year-2 tax: $1,175 · $98/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 2/10 Low 6 d/yr ≥97°F today · 14 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: $13,603
• − Mortgage interest: −$3,075
• − Property taxes: −$1,175
• − Insurance: −$274
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$1,597
• Taxable income: $5,305
• Est. tax owed @ 24.0%: −$1,273
• After-tax cash flow: $4,569/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): 4,000
• Household income: $41,763
• Rent vs Own: 92.5% rent · 7.5% own
• Severe rent burden: 349.0

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 0.61)
• Race & ethnicity: White 55% Black 27% Asian 8% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Russian 2% Subsaharan African 1%
• Foreign-born: 13% · China, Canada, Jamaica
• Languages at home: 84% English-only · Other Indo-European 5% Chinese 4% Spanish 3%

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: ▲ 0.75%
• Current HPI: 182.661
• Rent YoY: —
• 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

+339.2% since first listed

10 events — show timeline

• 2026-06-09 Listed $54,900 MLSNOW
• 2025-02-19 Sold (MLS) $26,500 MLSNOW
• 2025-02-04 Pending — MLSNOW
• 2025-01-06 Listed $21,000 MLSNOW
• 1996-06-17 Listing Removed — MLSNOW
• 1996-01-22 Listed $29,900 MLSNOW
• 1994-07-12 Sold (Public Records) $19,900 Public Records
• 1993-05-03 Listing Removed — MLSNOW
• 1992-11-03 Listed $29,900 MLSNOW
• 1984-03-21 Sold (Public Records) $12,500 Public Records

Property tax history

+11.5%/yr

Latest (2025): $1,175 · +167.6% YoY. Source: county tax records.