1035 E Archwood Ave · Akron, OH 44306

$76,000

2 bd · 1.0 ba · 860 sqft · SingleFamily public records · 105 Days on market

Built 1928 6,433 sqft lot $88/sqft · 18% below area Est $93k · 18% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

INVESTMENT OPPORTUNITY! Home is currently being used as a rental property with a long-term tenant who pays $725 per month and all utilities. Lease is current until 7/2026 Additional properties available to purchase as a package.

Key facts

• 6,433 sq ft lot
• Garage
• Built 1928

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $76k).
• Recommended offer: $69k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $525 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $41k; list at $76k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,160 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 1.31% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.55%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $93,193
• List price: $76,000
• Delta: -18.45%
• Verdict: UNDERPRICED
• 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	0.15mi	2/1.0	940 (+9%)	2mo	$95,000	$101	76
627 Arden Pl	0.44mi	2/1.0	840 (-2%)	1mo	$99,000	$118	74
787 Ravenswood St	0.31mi	3/2.0 (+1)	880 (+2%)	7mo	$128,000	$145	67
841 Concord Ave	0.50mi	3/1.0 (+1)	840 (-2%)	8mo	$97,000	$115	62
540 Anderson Ave	0.50mi	2/1.5	928 (+8%)	3mo	$125,000	$135	60
766 Staeger St	0.32mi	3/1.0 (+1)	960 (+12%)	4mo	$100,900	$105	58
985 Clement St	0.27mi	3/1.0 (+1)	988 (+15%)	4mo	$120,000	$121	54
1124 Hammel St	0.69mi	2/1.0	913 (+6%)	5mo	$129,900	$142	53
553 Whitney Ave	0.72mi	2/1.0	916 (+6%)	7mo	$40,000	$44	50
529 Anderson Ave	0.53mi	3/1.0 (+1)	960 (+12%)	2mo	$156,500	$163	49
982 Merton Ave	0.55mi	2/1.0	984 (+14%)	2mo	$106,000	$108	48
785 Reed Ave	0.53mi	2/1.0	732 (-15%)	5mo	$109,900	$150	46

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: 10.1%
• Equity multiple: 1.42×
• Total profit: $8,984
• Equity at exit: $11,332

10-year hold

• IRR: 22.8%
• Equity multiple: 3.39×
• Total profit: $50,949
• Equity at exit: $6,571

Cash invested: $21,280 (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: 6.4×

Monthly cashflow live

• Estimated rent: $994 high
• Mortgage (P&I): −$399
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $258

Break-even live

Break-even rent $668

Max offer price $76,000

Occupancy floor 69%

Sensitivity live

Price	-10% $301	-5% $280	+0% $258	+5% $237	+10% $215
Rent	-10% $179	-5% $219	+0% $258	+5% $297	+10% $337
Rate	-1.0pp $296	-0.5pp $277	base $258	+0.5pp $238	+1.0pp $218

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 Clement St Akron, OH	2.0	1.0	940	$995	$1.06	15d	1	0.15mi
1055 Neville Ave Akron, OH	2.0	1.0	600	$700	$1.17	44d	1	0.20mi
1017 Neville Ave Akron, OH	2.0	1.0	600	$675	$1.12	44d	1	0.20mi
958 Hunt St Unit A Akron, OH	1.0	1.0	800	$750	$0.94	44d	1	0.24mi
958 Hunt St #2 Akron, OH	1.0	1.0	700	$600	$0.86	44d	1	0.24mi
1093 Georgia Ave Akron, OH	2.0	1.0	752	$1,103	$1.47	15d	1	0.27mi
778 Ravenswood St Akron, OH	2.0	1.0	616	$1,150	$1.87	24d	1	0.28mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	44d	1	0.30mi
1125 Georgia Ave Akron, OH	3.0	1.0	1060	$1,300	$1.23	15d	1	0.31mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	44d	1	0.35mi
1078 Lindsay Ave Akron, OH	3.0	2.0	1005	$1,350	$1.34	44d	1	0.36mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$919	$0.80	15d	1	0.40mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	15d	1	0.42mi
1005 Pardee Ave Akron, OH	2.0	1.0	862	$1,025	$1.19	44d	1	0.44mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	44d	1	0.49mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	44d	1	0.54mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	24d	1	0.55mi
780 Anderson Ave #13 Akron, OH	1.0	1.0	700	$785	$1.12	44d	1	0.57mi
780 Anderson Ave #12 Akron, OH	1.0	1.0	700	$785	$1.12	15d	1	0.57mi
551 Baltimore Ave Unit 551 Akron, OH	2.0	1.0	588	$850	$1.45	44d	1	0.58mi
551 Baltimore Ave Akron, OH	2.0	1.0	588	$850	$1.45	24d	1	0.58mi
769 Anderson Ave #6 Akron, OH	1.0	1.0	600	$785	$1.31	15d	1	0.59mi
794 Anderson Ave #9 Akron, OH	1.0	1.0	600	$785	$1.31	24d	1	0.59mi
783 Anderson Ave Apt 5 Akron, OH	2.0	1.0	900	$900	$1.00	44d	1	0.60mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	15d	1	0.60mi
783 Anderson Ave Apt 10 Akron, OH	2.0	1.0	900	$900	$1.00	15d	1	0.60mi
779 Anderson Ave Apt 11 Akron, OH	2.0	1.0	900	$900	$1.00	24d	1	0.61mi
779 Anderson Ave Apt 10 Akron, OH	2.0	1.0	900	$900	$1.00	15d	1	0.61mi
779 Anderson Ave Apt 11 Akron, OH	2.0	1.0	900	$900	$1.00	44d	1	0.61mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	15d	1	0.78mi
548 Winans Ave Akron, OH	1.0	1.0	700	$1,100	$1.57	44d	1	0.82mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	15d	1	0.87mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	44d	1	0.93mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	44d	1	0.97mi
1442 Virginia Ave Akron, OH	2.0	1.0	840	$795	$0.95	44d	1	1.02mi
1566 Coventry St Akron, OH	1.0	1.5	600	$795	$1.32	44d	1	1.02mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	44d	1	1.02mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	44d	1	1.04mi
1588 Coventry St Unit 7 Akron, OH	1.0	1.0	600	$795	$1.32	24d	1	1.05mi
167 Chittenden St Unit 3 Akron, OH	1.0	1.0	575	$700	$1.22	44d	1	1.31mi

Listing history 24 events

1. 2026-06-18
   days on market $76,000 Active 105 DOM
2. 2026-06-17
   days on market $76,000 Active 104 DOM
3. 2026-06-16
   days on market $76,000 Active 103 DOM
4. 2026-06-15
   days on market $76,000 Active 102 DOM
5. 2026-06-14
   days on market $76,000 Active 100 DOM
6. 2026-06-13
   days on market $76,000 Active 99 DOM
7. 2026-06-10
   days on market $76,000 Active 97 DOM
8. 2026-06-09
   days on market $76,000 Active 96 DOM
9. 2026-06-08
   days on market $76,000 Active 95 DOM
10. 2026-06-07
    days on market $76,000 Active 94 DOM
11. 2026-06-05
    days on market $76,000 Active 91 DOM
12. 2026-06-03
    days on market $76,000 Active 90 DOM
13. 2026-06-02
    days on market $76,000 Active 89 DOM
14. 2026-06-01
    days on market $76,000 Active 88 DOM
15. 2026-05-31
    days on market $76,000 Active 87 DOM
16. 2026-05-31
    days on market $76,000 Active 86 DOM
17. 2026-03-05
    listed $76,000 Active 228-char remark

    Show marketing remark (228 chars)

    INVESTMENT OPPORTUNITY! Home is currently being used as a rental property with a long-term tenant who pays $725 per month and all utilities. Lease is current until 7/2026 Additional properties available to purchase as a package.

18. 2021-08-30
    soldstatus $41,000 Closed 290-char remark

    Show marketing remark (290 chars)

    INVESTORS SPECIAL. Great opportunity to purchase this home currently being used as a rental property. Newer kitchen, bath, and flooring. Current rent is $675 a month with tenant paying all utilities. Additional properties available to purchase as a package. Contact us for more information.

19. 2021-07-21
    status Pending 290-char remark

    Show marketing remark (290 chars)

    INVESTORS SPECIAL. Great opportunity to purchase this home currently being used as a rental property. Newer kitchen, bath, and flooring. Current rent is $675 a month with tenant paying all utilities. Additional properties available to purchase as a package. Contact us for more information.

20. 2021-07-14
    listed $39,999 Active 290-char remark

    Show marketing remark (290 chars)

    INVESTORS SPECIAL. Great opportunity to purchase this home currently being used as a rental property. Newer kitchen, bath, and flooring. Current rent is $675 a month with tenant paying all utilities. Additional properties available to purchase as a package. Contact us for more information.

21. 2003-12-24
    historical
22. 2003-06-24
    listed $54,900
23. 2001-12-12
    soldstatus $46,000
24. 2001-10-25
    listed $53,900

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $1,177 · $98/mo
• Expected delta: +$8/yr (+$1/mo · 0.7%)

ⓘ 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: $11,934
• − Mortgage interest: −$4,257
• − Property taxes: −$1,169
• − Insurance: −$380
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,211
• Taxable income: $2,007
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $2,614/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

+41.0% since first listed

8 events — show timeline

• 2026-03-05 Listed $76,000 MLSNOW
• 2021-08-30 Sold (MLS) $41,000 MLSNOW
• 2021-07-21 Pending — MLSNOW
• 2021-07-14 Listed $39,999 MLSNOW
• 2003-12-24 Listing Removed — MLSNOW
• 2003-06-24 Listed $54,900 MLSNOW
• 2001-12-12 Sold (Public Records) $46,000 Public Records
• 2001-10-25 Listed $53,900 MLSNOW

Property tax history

+2.6%/yr

Latest (2025): $1,169 · +0.1% YoY. Source: county tax records.