892 Hayden Ave · Akron, OH 44320

$129,900

3 bd · 1.5 ba · 1,165 sqft · SingleFamily public records · 8 Days on market

Built 1949 5,449 sqft lot Est $119k · 9% over

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Why this score? — see what drove the D- 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 +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• ARV discount +3.3/15.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking for the wanna be home owner or flipper looking to make a fast buck. Cape cod design in established residential neighborhood. Close to all city conveniences and good freeway access. Needs some work and updating, neighborhood values should support cost of improvements.

Key facts

• 5,449 sq ft lot
• Garage
• Built 1949

Property features AI

Finance

• Financial info: $2,004 annual tax (2025)

Exterior

• Parking: Detached garage; Driveway; 1 garage space
• Utilities: Public water; Public sewer
• Home design: 2 stories; Vinyl siding
• Construction: Built (year per public records); Asphalt/fiberglass roof
• Exterior features: Lot dimensions approximately 50 x 109

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full, partially finished basement; 5 total rooms
• Laundry & utility: Laundry in basement; Humidifier

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $35 ($421/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (8.7% below list).
• Recommended offer: $119k (8.7% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Schumacher Community Learning Center (math 17% / reading 17%, grade F, #1,337 of 1,584 statewide, top 86%, 337 students, 0% FRL); National Inventors Hall of Fame School Center For Stem (math 45% / reading 56%, grade C, #413 of 654 statewide, top 63%, 406 students, 0% FRL); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 49% at this address vs 26% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 106 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 35% 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 $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $44k; list at $130k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,658 (8.7% below list)

Questions for the listing agent

1. Built in 1949 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $118,830
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
734 Frederick Blvd	0.30mi	3/1.0	1,092 (-6%)	4mo	$170,000	$156	71
763 Cordova Ave	0.28mi	3/1.0	1,236 (+6%)	7mo	$128,000	$104	69
808 S Hawkins Ave	0.22mi	2/1.0 (-1)	1,223 (+5%)	7mo	$117,875	$96	69
1024 Roslyn Ave	0.42mi	3/1.5	1,100 (-6%)	6mo	$152,000	$138	66
782 Frederick Blvd	0.22mi	3/1.5	1,332 (+14%)	2mo	$122,500	$92	64
761 Glendora Ave	0.60mi	3/1.0	1,210 (+4%)	3mo	$60,000	$50	61
1682 Wakefield Dr	0.38mi	3/1.0	1,040 (-11%)	2mo	$123,000	$118	61
687 Crestview Ave	0.48mi	3/1.5	1,303 (+12%)	3mo	$205,000	$157	55
1037 Hardesty Blvd	0.74mi	3/1.0	1,109 (-5%)	2mo	$98,000	$88	54
1116 Frederick Blvd	0.42mi	3/1.0	1,008 (-14%)	5mo	$103,000	$102	52
1222 Seward Ave	0.62mi	3/1.0	1,040 (-11%)	6mo	$68,000	$65	46
1859 Delia Ave	0.75mi	3/1.0	1,040 (-11%)	6mo	$65,000	$63	40

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.44×
• Total profit: $-20,387
• Equity at exit: $19,369

10-year hold

• IRR: -10.1%
• Equity multiple: 0.42×
• Total profit: $-21,145
• Equity at exit: $11,231

Cash invested: $36,372 (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 44320

• Rents YoY: 1.6%
• Active inventory: 106
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$681
• Tax from tax record: −$167 /mo · $2,004/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $35

Break-even live

Break-even rent $1,142

Max offer price $129,900

Occupancy floor 92%

Sensitivity live

Price	-10% $109	-5% $72	+0% $35	+5% $-2	+10% $-38
Rent	-10% $-59	-5% $-12	+0% $35	+5% $82	+10% $129
Rate	-1.0pp $100	-0.5pp $68	base $35	+0.5pp $1	+1.0pp $-33

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1047 Yukon Ave Akron, OH	3.0	1.0	966	$995	$1.03	23d	1	0.36mi
1128 Cordova Ave Akron, OH	2.0	1.0	840	$795	$0.95	16d	1	0.46mi
1161 Seward Ave Akron, OH	3.0	1.5	1000	$1,200	$1.20	16d	1	0.51mi
1335 Thurston St Unit 1335 Akron, OH	2.0	1.0	700	$825	$1.18	16d	1	0.67mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	45d	1	0.67mi
1339 Thurston St Unit 1339 Akron, OH	2.0	1.0	700	$825	$1.18	45d	1	0.68mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	45d	1	0.69mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	45d	1	0.69mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	25d	1	0.71mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	25d	1	0.71mi
515 Nome Ave Akron, OH	2.0	1.0	800	$950	$1.19	23d	2	0.71mi
1859 Delia Ave Akron, OH	3.0	1.0	1040	$1,395	$1.34	23d	1	0.74mi
1310 Bellevue Ave Unit Right Akron, OH	2.0	1.0	800	$990	$1.24	45d	1	0.83mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	16d	1	0.88mi
405 Noah Ave Akron, OH	2.0	1.0	1000	$1,050	$1.05	23d	1	0.95mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	16d	1	0.98mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	16d	1	1.03mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	45d	1	1.05mi
1040 Mercer Ave Akron, OH	3.0	1.0	850	$1,400	$1.65	23d	1	1.05mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	45d	1	1.06mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	25d	1	1.10mi
465 Grace Ave Akron, OH	2.0	1.0	850	$850	$1.00	45d	1	1.13mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	16d	1	1.16mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	45d	1	1.19mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	45d	1	1.20mi
915 Mull Ave Akron, OH	2.0	1.0–2.0	662	$1,110	$1.68	14d	1	1.22mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	45d	1	1.22mi
916 Peckham St Akron, OH	2.0	1.0	936	$850	$0.91	45d	1	1.23mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	45d	1	1.23mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	45d	1	1.25mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	45d	1	1.41mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	45d	1	1.41mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	45d	1	1.44mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	25d	1	1.47mi

Listing history 7 events

1. 2026-06-21
   days on market $129,900 Active 8 DOM
2. 2026-06-18
   days on market $129,900 Active 5 DOM
3. 2026-06-17
   days on market $129,900 Active 4 DOM
4. 2026-06-16
   days on market $129,900 Active 3 DOM
5. 2026-06-15
   days on market $129,900 Active 2 DOM
6. 2026-06-14
   remarks 687-char remark
7. 2026-06-14
   listed $129,900 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: $2,004 · $167/mo
• Projected year-2 tax: $2,015 · $168/mo
• Expected delta: +$11/yr (+$1/mo · 0.6%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,239
• − Mortgage interest: −$7,276
• − Property taxes: −$2,004
• − Insurance: −$650
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$3,779
• Taxable loss: −$1,748
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $840/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): 17,690
• Household income: $41,241
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 1316.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 27% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -117.69%
• Current HPI: 122.9888
• Rent YoY: ▲ 1.65%
• 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

+411.4% since first listed

7 events — show timeline

• 2026-06-13 Listed $129,900 MLSNOW
• 2021-09-07 Sold (MLS) $44,500 MLSNOW
• 2021-08-24 Pending — MLSNOW
• 2021-08-21 Contingent — MLSNOW
• 2021-08-02 Listed $42,000 MLSNOW
• 2002-11-04 Sold (Public Records) $50,000 Public Records
• 1994-11-17 Sold (Public Records) $25,400 Public Records

Property tax history

+22.6%/yr

Latest (2025): $2,004 · -6.2% YoY. Source: county tax records.