2458 East Ave · Akron, OH 44314

$90,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 48 Days on market

Built 1927 5,227 sqft lot $72/sqft · at area comps Est $94k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• 1% rule +8.8/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment opportunity with immediate cash flow! This tenant-occupied property has been recently updated and thoughtfully improved, including the addition of a main-floor bedroom, enhancing both functionality and rental appeal. Additional updates include new flooring, modern lighting, fresh paint throughout, and a beautifully remodeled primary bathroom. With tenants already in place and many improvements completed, this is a low-maintenance, income-producing asset ready for your portfolio.

Key facts

• Fresh paint
• Main-floor bedroom
• New flooring

Tags

• MAIN-FLOOR BEDROOM
• NEW FLOORING
• MODERN LIGHTING
• FRESH PAINT
• REMODELED PRIMARY BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 (+3.9%/yr); 104 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% 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 $622 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1927 — 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: 1.38% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.17%
• DSCR: 1.72
• GRM: 6.1

CMA / ARV

• ARV (median comp): $93,579
• List price: $90,000
• Delta: -3.82%
• 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
1415 Woodbirch Ave	0.22mi	3/2.0 (+1)	1,264 (+1%)	5mo	$90,000	$71	75
103 Norwood St	0.40mi	3/2.0 (+1)	1,301 (+4%)	2mo	$129,500	$100	64
1304 Kellogg Ave	0.50mi	2/2.0	1,148 (-8%)	2mo	$91,800	$80	58
2650 30th St SW	0.47mi	3/1.0 (+1)	1,134 (-9%)	1mo	$62,500	$55	57
1201 Weiser Ave	0.53mi	3/1.0 (+1)	1,144 (-8%)	1mo	$137,000	$120	56
1288 Tampa Ave	0.45mi	2/1.0	1,104 (-12%)	6mo	$111,100	$101	55
324 W State St	0.51mi	3/2.0 (+1)	1,131 (-9%)	0mo	$210,000	$186	51
1223 Florida Ave	0.42mi	3/2.0 (+1)	1,391 (+12%)	2mo	$143,000	$103	50
1263 W Waterloo Rd	0.44mi	3/2.5 (+1)	1,369 (+10%)	4mo	$70,000	$51	49
2209 26th St SW	0.51mi	3/2.0 (+1)	1,112 (-11%)	2mo	$125,000	$112	47
134 Hazelwood Ave	0.55mi	3/2.0 (+1)	1,062 (-15%)	2mo	$212,500	$200	39
1132 Battles Ave	0.72mi	3/1.0 (+1)	1,075 (-14%)	1mo	$164,900	$153	38

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: 8.2%
• Equity multiple: 1.33×
• Total profit: $8,221
• Equity at exit: $13,419

10-year hold

• IRR: 18.3%
• Equity multiple: 2.58×
• Total profit: $39,915
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,239 high
• Mortgage (P&I): −$472
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $340

Break-even live

Break-even rent $809

Max offer price $90,000

Occupancy floor 68%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	21d	1	0.15mi
1253 California Ave Akron, OH	2.0	1.0	780	$950	$1.22	23d	1	0.21mi
1253 California Ave Akron, OH	2.0	1.0	780	$1,100	$1.41	44d	1	0.21mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	43d	1	0.25mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	21d	1	0.26mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	0.47mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	14d	1	0.49mi
2569 Romig Rd Unit 2561-16 Akron, OH	2.0	1.5	810	$1,125	$1.39	14d	1	0.50mi
1169 Weiser Ave Akron, OH	2.0	1.0	768	$950	$1.24	43d	1	0.55mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	23d	1	0.58mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	0.81mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	43d	1	0.88mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	43d	1	1.07mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	43d	1	1.09mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	14d	1	1.11mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	43d	1	1.12mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	1.16mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	23d	1	1.22mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	21d	1	1.23mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	1.34mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	21d	1	1.37mi

Listing history 12 events

1. 2026-05-17
   status Pending 502-char remark

   Show marketing remark (502 chars)

   Turnkey investment opportunity with immediate cash flow! This tenant-occupied property has been recently updated and thoughtfully improved, including the addition of a main-floor bedroom, enhancing both functionality and rental appeal. Additional updates include new flooring, modern lighting, fresh paint throughout, and a beautifully remodeled primary bathroom. With tenants already in place and many improvements completed, this is a low-maintenance, income-producing asset ready for your portfolio.

2. 2026-05-04
   price $90,000 502-char remark

   Show marketing remark (502 chars)

   Turnkey investment opportunity with immediate cash flow! This tenant-occupied property has been recently updated and thoughtfully improved, including the addition of a main-floor bedroom, enhancing both functionality and rental appeal. Additional updates include new flooring, modern lighting, fresh paint throughout, and a beautifully remodeled primary bathroom. With tenants already in place and many improvements completed, this is a low-maintenance, income-producing asset ready for your portfolio.

3. 2026-04-24
   price $98,000 502-char remark

   Show marketing remark (502 chars)

   Turnkey investment opportunity with immediate cash flow! This tenant-occupied property has been recently updated and thoughtfully improved, including the addition of a main-floor bedroom, enhancing both functionality and rental appeal. Additional updates include new flooring, modern lighting, fresh paint throughout, and a beautifully remodeled primary bathroom. With tenants already in place and many improvements completed, this is a low-maintenance, income-producing asset ready for your portfolio.

4. 2026-04-14
   price $100,000 502-char remark

   Show marketing remark (502 chars)

   Turnkey investment opportunity with immediate cash flow! This tenant-occupied property has been recently updated and thoughtfully improved, including the addition of a main-floor bedroom, enhancing both functionality and rental appeal. Additional updates include new flooring, modern lighting, fresh paint throughout, and a beautifully remodeled primary bathroom. With tenants already in place and many improvements completed, this is a low-maintenance, income-producing asset ready for your portfolio.

5. 2026-04-11
   price $103,000 502-char remark

   Show marketing remark (502 chars)

   Turnkey investment opportunity with immediate cash flow! This tenant-occupied property has been recently updated and thoughtfully improved, including the addition of a main-floor bedroom, enhancing both functionality and rental appeal. Additional updates include new flooring, modern lighting, fresh paint throughout, and a beautifully remodeled primary bathroom. With tenants already in place and many improvements completed, this is a low-maintenance, income-producing asset ready for your portfolio.

6. 2026-04-04
   price $108,000 502-char remark

   Show marketing remark (502 chars)

   Turnkey investment opportunity with immediate cash flow! This tenant-occupied property has been recently updated and thoughtfully improved, including the addition of a main-floor bedroom, enhancing both functionality and rental appeal. Additional updates include new flooring, modern lighting, fresh paint throughout, and a beautifully remodeled primary bathroom. With tenants already in place and many improvements completed, this is a low-maintenance, income-producing asset ready for your portfolio.

7. 2026-03-28
   listed $115,000 Active 502-char remark

   Show marketing remark (502 chars)

   Turnkey investment opportunity with immediate cash flow! This tenant-occupied property has been recently updated and thoughtfully improved, including the addition of a main-floor bedroom, enhancing both functionality and rental appeal. Additional updates include new flooring, modern lighting, fresh paint throughout, and a beautifully remodeled primary bathroom. With tenants already in place and many improvements completed, this is a low-maintenance, income-producing asset ready for your portfolio.

8. 2026-01-05
   status Pending 592-char remark

   Show marketing remark (592 chars)

   Well-maintained 2 bedroom, 1.5 bath colonial offering timeless charm and solid potential. Inside, you’ll find beautiful original woodwork, hardwood floors under the carpet, and a cozy living room with a fireplace and built-ins. The partially finished basement provides a great flex space — perfect for an extra bedroom, home office, or playroom. Outside features include a brick patio and a 1-car detached garage. Furnace 2018 & Hot Water Tank 2020. Whether you're looking for an excellent investment property or a comfortable owner-occupied home, this one checks the boxes.

9. 2025-12-26
   soldstatus $62,000 Closed 592-char remark

   Show marketing remark (592 chars)

   Well-maintained 2 bedroom, 1.5 bath colonial offering timeless charm and solid potential. Inside, you’ll find beautiful original woodwork, hardwood floors under the carpet, and a cozy living room with a fireplace and built-ins. The partially finished basement provides a great flex space — perfect for an extra bedroom, home office, or playroom. Outside features include a brick patio and a 1-car detached garage. Furnace 2018 & Hot Water Tank 2020. Whether you're looking for an excellent investment property or a comfortable owner-occupied home, this one checks the boxes.

10. 2025-12-26
    soldstatus $62,000

    Show marketing remark (592 chars)

    Well-maintained 2 bedroom, 1.5 bath colonial offering timeless charm and solid potential. Inside, you’ll find beautiful original woodwork, hardwood floors under the carpet, and a cozy living room with a fireplace and built-ins. The partially finished basement provides a great flex space — perfect for an extra bedroom, home office, or playroom. Outside features include a brick patio and a 1-car detached garage. Furnace 2018 & Hot Water Tank 2020. Whether you're looking for an excellent investment property or a comfortable owner-occupied home, this one checks the boxes.

11. 2025-12-04
    historical Contingent 592-char remark

    Show marketing remark (592 chars)

    Well-maintained 2 bedroom, 1.5 bath colonial offering timeless charm and solid potential. Inside, you’ll find beautiful original woodwork, hardwood floors under the carpet, and a cozy living room with a fireplace and built-ins. The partially finished basement provides a great flex space — perfect for an extra bedroom, home office, or playroom. Outside features include a brick patio and a 1-car detached garage. Furnace 2018 & Hot Water Tank 2020. Whether you're looking for an excellent investment property or a comfortable owner-occupied home, this one checks the boxes.

12. 2025-11-19
    listed $79,900 Active 592-char remark

    Show marketing remark (592 chars)

    Well-maintained 2 bedroom, 1.5 bath colonial offering timeless charm and solid potential. Inside, you’ll find beautiful original woodwork, hardwood floors under the carpet, and a cozy living room with a fireplace and built-ins. The partially finished basement provides a great flex space — perfect for an extra bedroom, home office, or playroom. Outside features include a brick patio and a 1-car detached garage. Furnace 2018 & Hot Water Tank 2020. Whether you're looking for an excellent investment property or a comfortable owner-occupied home, this one checks the boxes.

ⓘ 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: $1,555 · $130/mo
• Projected year-2 tax: $1,555 · $130/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 ≥97°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: $14,866
• − Mortgage interest: −$5,041
• − Property taxes: −$1,555
• − Insurance: −$450
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,618
• Taxable income: $2,823
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $3,398/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

+12.6% since first listed

12 events — show timeline

• 2026-05-17 Pending — MLSNOW
• 2026-05-04 Price Changed $90,000 MLSNOW
• 2026-04-24 Price Changed $98,000 MLSNOW
• 2026-04-14 Price Changed $100,000 MLSNOW
• 2026-04-11 Price Changed $103,000 MLSNOW
• 2026-04-04 Price Changed $108,000 MLSNOW
• 2026-03-28 Listed $115,000 MLSNOW
• 2026-01-05 Pending — MLSNOW
• 2025-12-26 Sold (Public Records) $62,000 Public Records
• 2025-12-26 Sold (MLS) $62,000 MLSNOW
• 2025-12-04 Contingent — MLSNOW
• 2025-11-19 Listed $79,900 MLSNOW

Property tax history

+1.4%/yr

Latest (2025): $1,555 · +0.2% YoY. Source: county tax records.