2445 Olentangy Dr · Akron, OH 44333

$279,000

4 bd · 2.5 ba · 1,650 sqft · SingleFamily public records · 9 Days on market

Built 1963 0.37 ac lot $169/sqft · 19% below area Est $345k · 19% under

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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).

• ARV discount +15.0/15.0
• Schools +7.6/10.0
• Cash flow +6.5/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Revere Manor—where space, location, and opportunity come together in one of Bath Township’s most sought-after neighborhoods. Perfectly positioned on a generous . 37-acre lot within the highly desirable Revere School District, this classic split-level offers over 2,000 square feet of living space with incredible potential to update, reimagine, and truly make it your own. Step inside to discover expansive living and dining areas filled with natural light—ideal for both everyday living and entertaining. The multi-level layout creates a natural flow, offering separation of space while still feeling connected. The kitchen offers a solid footprint ready for your perso

Key facts

• Lower-level rec room
• Generous lot
• Oversized yard

Tags

• GENEROUS LOT
• REVERE SCHOOL DISTRICT
• EXPANSIVE LIVING AREAS
• MULTI-LEVEL LAYOUT
• LOWER-LEVEL REC ROOM
• OVERSIZED YARD

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two stories; Asphalt/fiberglass roof
• Construction: Built (year per public records); Brick and vinyl siding construction; Asphalt/fiberglass roof; Full basement
• Exterior features: Brick and vinyl siding exterior; Lot approximately 0.37 acres

Interior

• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full, partially finished basement; One fireplace; 9 total rooms
• Laundry & utility: Laundry in basement; Washer, Dryer, Refrigerator, Range

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-466 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (29.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (34.2% below list).
• Recommended offer: $184k (34.2% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 6.6% in Akron — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Revere Local (rural): math 83% / reading 86% proficiency, ranked #17 of 656 in OH (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: 112 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $183,506 (34.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — 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. 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?
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: 0.66% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.15%
• DSCR: 0.68
• GRM: 12.7

CMA / ARV

• ARV (median comp): $345,335
• List price: $279,000
• Delta: -19.21%
• 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
2445 Olentangy Dr	0.00mi	4/2.5	1,650 (0%)	1mo	$279,000	$169	99
2510 Olentangy Dr	0.12mi	4/2.0	1,488 (-10%)	8mo	$273,000	$183	70
2239 Woodpark Rd	0.69mi	4/2.5	1,656 (+0%)	2mo	$296,500	$179	66
669 San Moritz Dr	0.17mi	4/2.5	1,847 (+12%)	8mo	$350,000	$189	66
2206 Woodpark Rd	0.61mi	4/2.5	1,768 (+7%)	8mo	$325,000	$184	53
898 Willow Creek Dr	0.42mi	3/2.0 (-1)	1,844 (+12%)	2mo	$385,000	$209	52
2434 Dalton Rd	0.74mi	4/2.0	1,700 (+3%)	10mo	$290,122	$171	50
2286 Bent Branch Ct	0.45mi	3/2.5 (-1)	1,440 (-13%)	5mo	$380,000	$264	48
2595 Sand Run Pkwy	0.71mi	3/1.5 (-1)	1,686 (+2%)	7mo	$355,000	$211	48
807 Willow Creek Dr	0.59mi	4/3.0	1,860 (+13%)	6mo	$390,000	$210	44
309 Shiawassee Ave	0.68mi	4/3.5	1,832 (+11%)	3mo	$340,000	$186	43
320 Caladonia Ave	0.68mi	3/2.0 (-1)	1,476 (-10%)	7mo	$285,000	$193	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -28.7%
• Equity multiple: 0.04×
• Total profit: $-74,844
• Equity at exit: $41,600

10-year hold

• IRR: -28.4%
• Equity multiple: -0.32×
• Total profit: $-103,275
• Equity at exit: $24,123

Cash invested: $78,120 (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 44333

• Active inventory: 112
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,835 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$336 /mo · $4,031/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-466

Break-even live

Break-even rent $2,424

Max offer price $196,752

Occupancy floor —

Sensitivity live

Price	-10% $-308	-5% $-387	+0% $-466	+5% $-545	+10% $-624
Rent	-10% $-611	-5% $-538	+0% $-466	+5% $-393	+10% $-321
Rate	-1.0pp $-325	-0.5pp $-395	base $-466	+0.5pp $-538	+1.0pp $-611

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Kenridge Rd Fairlawn, OH	3.0	1.5	1200	$1,600	$1.33	13d	1	1.43mi
1000 Spring Hill DR Akron, OH	1.0–3.0	1.0–2.5	1100	$2,099	$1.91	11d	1	1.47mi

Listing history 3 events

1. 2026-05-12
   status Pending 1727-char remark
2. 2026-05-04
   historical Contingent 1727-char remark
3. 2026-05-03
   listed $279,000 Active 1727-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: $4,031 · $336/mo
• Projected year-2 tax: $4,192 · $349/mo
• Expected delta: +$161/yr (+$13/mo · 4.0%)

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

Taxation est. · year 1

• Rental income: $22,021
• − Mortgage interest: −$15,628
• − Property taxes: −$4,031
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$8,116
• Taxable loss: −$10,673
• Est. tax savings @ 24.0%: +$2,562
• After-tax cash flow: $-3,025/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: Revere Local
• NCES district ID: 3905005
• Math proficiency: 83% ▼ -6.00%
• Reading proficiency: 86% ▼ -2.00%
• Median HH income: $94,991
• Composite: 75.68/100
• National rank: #129
• State rank: #17 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

• County: Summit · 539,389 people
• City population: 174,375
• Metro: Akron, OH
• Population (ZIP): 19,884
• Household income: $119,313
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 11.0

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 (84%)
• Race & ethnicity: White 84% Black 6% Two or more races 5% Asian 3% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 1% German/W. Germanic 1% Russian/Polish/Slavic 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: ▼ -192.29%
• Current HPI: 198.396
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-22 Sold (MLS) $279,000 MLSNOW
• 2026-05-12 Pending — MLSNOW
• 2026-05-04 Contingent — MLSNOW
• 2026-05-03 Listed $279,000 MLSNOW

Property tax history

+4.3%/yr

Latest (2025): $4,031 · +0.2% YoY. Source: county tax records.