717 Fern St · Akron, OH 44307

$90,000

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 9 Days on market

Built 1917 7,588 sqft lot

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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
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This four-bedroom, one-bathroom home is a turnkey investment property currently generating $900 per month in rental income. Recent updates completed within the last 5 years include updated first-floor electrical wiring, a new electrical panel, a fully renovated bathroom, and kitchen upgrades, making this a low-maintenance addition to any investment portfolio.

Key facts

• Kitchen upgrades
• New electrical panel
• 7,588 sq ft lot

Tags

• TURNKEY INVESTMENT PROPERTY
• NEW ELECTRICAL PANEL
• FULLY RENOVATED BATHROOM
• KITCHEN UPGRADES

Property features AI

Exterior

• Parking: Driveway; Shared driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; Built per public records; Asphalt roof; Block and vinyl siding construction
• Construction: Block and vinyl siding; Asphalt roof
• Exterior features: Deck; Porch; Attached property

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced-air heating (gas)
• Interior features: Unfinished basement; Decorative fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.1% 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: 42 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• At $1,295/mo this rent would consume 56% of the median local household income ($28k/yr) (locally 787% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $445 of equity ($622 loan paydown + $-177 appreciation (-0.2% 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 (-0.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1917 — 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: 1.44% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.57%
• DSCR: 1.92
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $53,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
650 Easter Ave	0.13mi	3/1.0	1,179 (+2%)	7mo	$50,000	$42	85
564 Euclid Ave	0.20mi	3/1.5	1,300 (+12%)	3mo	$57,500	$44	66
924 Lane St	0.30mi	3/1.0	1,040 (-10%)	4mo	$43,070	$41	66
994 Moeller Ave	0.42mi	3/1.0	1,047 (-10%)	1mo	$105,000	$100	63
977 Raymond St	0.46mi	2/1.0 (-1)	1,262 (+9%)	1mo	$168,000	$133	58
1063 Raymond St	0.60mi	3/1.0	1,084 (-7%)	8mo	$50,000	$46	55
483 Bishop St	0.64mi	3/1.0	1,248 (+8%)	5mo	$96,500	$77	54
1041 Diagonal Rd	0.43mi	3/1.5	1,332 (+15%)	3mo	$30,000	$23	50
633 Madison Ave	0.59mi	3/1.0	1,308 (+13%)	2mo	$44,000	$34	50
1194 Diagonal Rd	0.59mi	3/1.0	1,295 (+12%)	4mo	$48,650	$38	49
861 Glenn St	0.58mi	3/2.0	1,300 (+12%)	5mo	$157,000	$121	45
923 Lawton St	0.66mi	3/1.0	1,008 (-13%)	8mo	$78,000	$77	41

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

Projected returns pro-forma

-0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.95×
• Total profit: $24,052
• Equity at exit: $25,253

10-year hold

• IRR: 24.4%
• Equity multiple: 3.67×
• Total profit: $67,252
• Equity at exit: $29,661

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 44307

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,295 high
• Mortgage (P&I): −$472
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $432

Break-even live

Break-even rent $748

Max offer price $90,000

Occupancy floor 62%

Sensitivity live

Price	-10% $483	-5% $457	+0% $432	+5% $406	+10% $381
Rent	-10% $330	-5% $381	+0% $432	+5% $483	+10% $534
Rate	-1.0pp $477	-0.5pp $455	base $432	+0.5pp $409	+1.0pp $385

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	45d	1	0.31mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	45d	1	0.47mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	45d	1	0.55mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	45d	1	0.56mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	24d	1	0.58mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	24d	1	0.63mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	24d	1	0.64mi
1040 Mercer Ave Akron, OH	3.0	1.0	850	$1,400	$1.65	22d	1	0.67mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	45d	1	0.72mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	15d	1	0.72mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	45d	1	0.73mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	24d	1	0.73mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	22d	1	0.74mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	24d	1	0.76mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	15d	1	0.76mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	45d	1	0.76mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	45d	7	0.85mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	45d	1	0.86mi
465 Grace Ave Akron, OH	2.0	1.0	850	$850	$1.00	45d	1	0.88mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	45d	2	0.99mi
916 Peckham St Akron, OH	2.0	1.0	936	$850	$0.91	45d	1	1.01mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	15d	1	1.01mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	45d	1	1.06mi
405 Noah Ave Akron, OH	2.0	1.0	1000	$1,050	$1.05	22d	1	1.06mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	45d	1	1.07mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	15d	1	1.09mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	45d	1	1.10mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	45d	1	1.12mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	15d	1	1.14mi
199 Beck Ave Unit 2 Akron, OH	2.0	1.0	926	$1,300	$1.40	24d	1	1.15mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	45d	1	1.15mi
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	24d	1	1.16mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,534	$1.88	15d	54	1.18mi
152 S Balch St Akron, OH	3.0	1.5	1000	$1,195	$1.20	45d	1	1.18mi
502 Evelyn Ct Akron, OH	2.0	1.0	900	$950	$1.06	45d	1	1.18mi
22 E Exchange St Unit 349 Akron, OH	2.0	2.0	858	$1,468	$1.71	22d	1	1.23mi
22 E Exchange St Unit 421 Akron, OH	2.0	2.0	985	$1,514	$1.54	45d	1	1.23mi
22 E Exchange St Apt 335 Akron, OH	2.0	2.0	963	$1,466	$1.52	45d	1	1.23mi
22 E Exchange St Unit 253 Akron, OH	2.0	2.0	958	$1,565	$1.63	15d	1	1.23mi
22 E Exchange St Unit 233 Akron, OH	2.0	2.0	1052	$1,599	$1.52	45d	1	1.23mi

Listing history 7 events

1. 2026-06-21
   days on market $90,000 Active 9 DOM
2. 2026-06-18
   days on market $90,000 Active 6 DOM
3. 2026-06-17
   days on market $90,000 Active 5 DOM
4. 2026-06-16
   days on market $90,000 Active 4 DOM
5. 2026-06-15
   days on market $90,000 Active 3 DOM
6. 2026-06-13
   remarks 361-char remark
7. 2026-06-13
   listed $90,000 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: $981 · $82/mo
• Projected year-2 tax: $1,192 · $99/mo
• Expected delta: +$212/yr (+$18/mo · 21.6%)

ⓘ 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: $15,542
• − Mortgage interest: −$5,041
• − Property taxes: −$981
• − Insurance: −$450
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,618
• Taxable income: $3,965
• Est. tax owed @ 24.0%: −$951
• After-tax cash flow: $4,232/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): 6,653
• Household income: $27,697
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 787.0

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 Black (73%)
• Race & ethnicity: Black 73% White 17% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -0.20%
• Current HPI: 81.3728
• 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

1 event — show timeline

• 2026-06-11 Listed $90,000 MLSNOW

Property tax history

+0.9%/yr

Latest (2025): $981 · +0.1% YoY. Source: county tax records.