647 Columbia Ave · Akron, OH 44310

$99,900

3 bd · 1.5 ba · 1,001 sqft · SingleFamily public records · 40 Days on market

Built 1924 4,878 sqft lot $100/sqft · 6% above area Est $110k · 9% under

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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 +24.9/30.0
• ARV discount +11.7/15.0
• DSCR +8.1/10.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Three-bedroom, one-and-a-half-bath colonial on a quiet, sought-after no-outlet street. Newer furnace and central air. Exterior features include vinyl siding, concrete driveway, shed, and a roof that still has plenty of life left. The home offers a big enclosed front porch, dining room, eat-in kitchen, and a main-floor bedroom with a half bath, plus two additional good size bedrooms and a full bath upstairs. Full basement provides extra storage and potential. The major mechanical and exterior improvements have been completed, but the interior is in need of cosmetic updates.

Key facts

• Full basement
• No-outlet street
• Vinyl siding

Tags

• NO-OUTLET STREET
• VINYL SIDING
• CONCRETE DRIVEWAY
• BIG ENCLOSED FRONT PORCH
• FULL BASEMENT
• MAJOR MECHANICAL IMPROVEMENTS

Property features AI

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Public sewer
• Home design: 2-story house; Above-grade finished area reported by owner
• Construction: Vinyl siding; Asphalt fiberglass roof; Built per public records
• Exterior features: Covered front porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two bedrooms on the second level; One bedroom on the first level
• Flooring: Wood flooring in living areas and one bedroom; Ceramic tile in one first-level bedroom
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Double pane windows; Full, unfinished basement; One wood-burning fireplace
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 fast (+4.8%/yr); 86 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 32% of the median local income ($41k/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 $691 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 + 4.8% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1924 — 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: 1.11% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (median comp): $110,245
• List price: $99,900
• Delta: -9.38%
• 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
670 Thayer St	0.22mi	2/1.5 (-1)	909 (-9%)	0mo	$126,000	$139	69
588 Robinette Ct	0.15mi	3/1.0	1,112 (+11%)	9mo	$118,000	$106	65
614 Parkview Ave	0.57mi	3/1.0	972 (-3%)	3mo	$163,000	$168	65
570 Dayton St	0.24mi	3/1.0	1,140 (+14%)	6mo	$70,000	$61	58
237 Helen Ave	0.38mi	3/1.5	880 (-12%)	8mo	$54,000	$61	56
391 Cornell St	0.47mi	3/2.0	1,088 (+9%)	8mo	$95,000	$87	55
1037 Pitkin Ave	0.73mi	3/1.0	936 (-6%)	1mo	$136,000	$145	52
369 Montrose Ave	0.52mi	2/1.0 (-1)	1,056 (+6%)	9mo	$85,000	$80	52
1035 Sawyer Ave	0.72mi	3/1.0	960 (-4%)	8mo	$133,800	$139	50
639 Ranney St	0.70mi	2/1.0 (-1)	909 (-9%)	1mo	$131,000	$144	45
855 Dan St	0.53mi	3/1.0	1,144 (+14%)	8mo	$90,000	$79	43
904 Davis St	0.71mi	2/1.0 (-1)	864 (-14%)	4mo	$125,000	$145	34

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-479
• Equity at exit: $14,895

10-year hold

• IRR: 11.0%
• Equity multiple: 1.93×
• Total profit: $25,949
• Equity at exit: $8,638

Cash invested: $27,972 (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 44310

• Rents YoY: 4.8%
• Active inventory: 86
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,108 high
• Mortgage (P&I): −$524
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $214

Break-even live

Break-even rent $837

Max offer price $99,900

Occupancy floor 76%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
586 Robinette Ct Akron, OH	4.0	1.0	1040	$1,250	$1.20	43d	1	0.13mi
649 Patterson Ave Unit B Akron, OH	3.0	1.0	1200	$900	$0.75	43d	1	0.16mi
649 Patterson Ave Unit a Akron, OH	2.0	1.0	1000	$775	$0.78	43d	1	0.16mi
559 Dayton St Akron, OH	3.0	1.0	1200	$1,200	$1.00	43d	1	0.20mi
674 Thayer St Unit 674 Akron, OH	2.0	1.0	1208	$825	$0.68	43d	1	0.20mi
674 Thayer St #676 Akron, OH	2.0	1.0	1208	$795	$0.66	43d	1	0.20mi
570 Dayton St Akron, OH	3.0	1.0	1140	$1,350	$1.18	14d	1	0.21mi
265 Cranz Pl Akron, OH	4.0	1.0	1376	$1,300	$0.94	43d	1	0.25mi
500 Delmar Ave Unit 502 Akron, OH	2.0	1.0	1000	$775	$0.78	23d	1	0.26mi
825 Avon St Unit 1 Akron, OH	2.0	1.0	960	$875	$0.91	21d	1	0.51mi
489 N Howard St Unit 101 Akron, OH	2.0	1.0	700	$799	$1.14	43d	1	0.61mi
15 W York St Akron, OH	3.0	1.0	1178	$1,150	$0.98	21d	1	0.61mi
15 W York St Akron, OH	2.0	1.5	1178	$1,150	$0.98	14d	1	0.61mi
106 Charles St Akron, OH	2.0	1.0	800	$850	$1.06	43d	1	0.73mi
835 Carlysle St Akron, OH	3.0	1.0	1152	$1,250	$1.09	43d	1	0.76mi
539 E Cuyahoga Falls Ave Unit 1 Akron, OH	2.0	1.0	1000	$895	$0.90	23d	1	0.79mi
805 Carpenter St Akron, OH	3.0	1.0	1056	$1,100	$1.04	23d	1	0.79mi
1088 Lexington Ave Akron, OH	3.0	1.0	1008	$1,600	$1.59	13d	1	0.87mi
1180 Murray Ave Akron, OH	3.0	2.0	1340	$1,175	$0.88	21d	1	1.02mi
1350 N Howard St Akron, OH	1.0–2.0	1.0	725	$925	$1.28	14d	1	1.28mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	43d	1	1.30mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	43d	1	1.30mi
1390 N Howard St Akron, OH	2.0	1.0	1000	$1,000	$1.00	43d	1	1.31mi
1423 Creighton Ave Unit 1 Akron, OH	3.0	1.0	1040	$1,100	$1.06	23d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $99,900 Active 40 DOM
2. 2026-06-17
   days on market $99,900 Active 39 DOM
3. 2026-06-16
   days on market $99,900 Active 38 DOM
4. 2026-06-15
   days on market $99,900 Active 37 DOM
5. 2026-06-14
   days on market $99,900 Active 35 DOM
6. 2026-06-13
   days on market $99,900 Active 34 DOM
7. 2026-06-10
   days on market $99,900 Active 32 DOM
8. 2026-06-09
   days on market $99,900 Active 31 DOM
9. 2026-06-08
   days on market $99,900 Active 30 DOM
10. 2026-06-07
    days on market $99,900 Active 29 DOM
11. 2026-06-05
    days on market $99,900 Active 26 DOM
12. 2026-06-03
    days on market $99,900 Active 25 DOM
13. 2026-06-02
    days on market $99,900 Active 24 DOM
14. 2026-06-01
    days on market $99,900 Active 23 DOM
15. 2026-05-31
    days on market $99,900 Active 22 DOM
16. 2026-05-31
    days on market $99,900 Active 21 DOM
17. 2026-05-09
    listed $99,900 Active 579-char remark

ⓘ 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: $1,151 · $96/mo
• Projected year-2 tax: $1,355 · $113/mo
• Expected delta: +$204/yr (+$17/mo · 17.7%)

ⓘ 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 ≥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: $13,301
• − Mortgage interest: −$5,596
• − Property taxes: −$1,151
• − Insurance: −$500
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$2,906
• Taxable income: $1,020
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $2,326/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): 25,496
• Household income: $41,066
• Rent vs Own: 60.7% rent · 39.3% own
• Severe rent burden: 2058.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 40% Black 25% Asian 20% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, India, Philippines
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 7% Other Asian/Pacific 6%

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: ▼ -194.41%
• Current HPI: 203.4431
• Rent YoY: ▲ 4.82%
• 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

• 2026-05-09 Listed $99,900 MLSNOW

Property tax history

+5.2%/yr

Latest (2025): $1,151 · -1.7% YoY. Source: county tax records.