897 Richmond St · Akron, OH 44306

$49,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 10 Days on market

Built 1928 4,800 sqft lot Est $91k · 45% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Nice 2-bedroom Ranch/Bungalow with a great yard and a 1-car garage. Natural woodwork throughout. All one-floor living. Perfect for investment, first-time buyers, or buyers who would like to downsize. Located on a quiet street with only destination traffic. Tenant occupied on a month-to-month basis.

Key facts

• Natural woodwork
• Quiet street
• One-floor living

Tags

• NATURAL WOODWORK
• ONE-FLOOR LIVING
• QUIET STREET

Property features AI

Exterior

• Parking: Detached garage; Concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Exterior siding: aluminum and vinyl; Asphalt/fiberglass roof
• Construction: Built according to public records; Aluminum and vinyl siding; Asphalt/fiberglass roof; Full basement foundation
• Exterior features: Rear covered, enclosed porch and patio; Wood fencing in the backyard; City lot

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (gas)
• Interior features: Full basement with interior entry; 5 total rooms
• Laundry & utility: Laundry in the basement

🏷️ Possibly a rental listed for sale. The $49,900 price doesn't fit this home's estimated sale value (~$90,624) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 17.4% 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 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 30% of the median local income ($42k/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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 30y 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 $33k; list at $50k implies a 51% 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 $49,900

Questions for the listing agent

1. Built in 1928 — 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: 2.09% ✓
• Cap rate: 17.41%
• Cash-on-cash: 39.70%
• DSCR: 2.77
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $90,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
696 Merton Ave	0.26mi	2/1.0	816 (+6%)	2mo	$70,000	$86	76
993 Concord Ave	0.39mi	3/1.0 (+1)	774 (+1%)	8mo	$76,000	$98	69
566 Mckinley Ave	0.63mi	2/1.0	768 (0%)	3mo	$91,650	$119	68
349 Talbot Ave	0.53mi	2/1.0	770 (+0%)	10mo	$39,000	$51	66
627 Arden Pl	0.38mi	2/1.0	840 (+9%)	1mo	$99,000	$118	65
841 Concord Ave	0.34mi	3/1.0 (+1)	840 (+9%)	8mo	$97,000	$115	57
932 Cole Ave	0.31mi	2/1.0	660 (-14%)	7mo	$52,000	$79	56
1137 Herberich Ave	0.70mi	2/1.0	816 (+6%)	2mo	$115,575	$142	55
773 Austin Ave	0.74mi	2/1.0	720 (-6%)	1mo	$99,500	$138	54
499 Elbon Ave	0.35mi	3/1.5 (+1)	858 (+12%)	4mo	$105,300	$123	54
1254 Delos St	0.63mi	2/1.5	848 (+10%)	9mo	$100,000	$118	44
438 Black St	0.74mi	3/1.0 (+1)	824 (+7%)	6mo	$45,000	$55	44

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: 41.3%
• Equity multiple: 2.89×
• Total profit: $26,476
• Equity at exit: $7,440

10-year hold

• IRR: 49.7%
• Equity multiple: 7.02×
• Total profit: $84,086
• Equity at exit: $4,314

Cash invested: $13,972 (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 44306

• Rents YoY: 7.6%
• Active inventory: 69
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$262
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $462

Break-even live

Break-even rent $460

Max offer price $49,900

Occupancy floor 51%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 Winans Ave Akron, OH	1.0	1.0	700	$1,100	$1.57	43d	1	0.18mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	14d	1	0.18mi
1005 Pardee Ave Akron, OH	2.0	1.0	862	$1,025	$1.19	43d	1	0.28mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	14d	1	0.31mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	43d	1	0.40mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	43d	1	0.40mi
958 Hunt St #2 Akron, OH	1.0	1.0	700	$600	$0.86	43d	1	0.46mi
958 Hunt St Unit A Akron, OH	1.0	1.0	800	$750	$0.94	43d	1	0.46mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	43d	1	0.47mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	43d	1	0.49mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	43d	1	0.53mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	43d	1	0.54mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	43d	1	0.63mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	43d	1	0.68mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	43d	1	0.70mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	43d	1	0.70mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	23d	1	0.76mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	43d	1	0.78mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	43d	1	0.79mi
167 Chittenden St Unit 3 Akron, OH	1.0	1.0	575	$700	$1.22	43d	1	0.79mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	43d	1	0.80mi
920 Clement St Akron, OH	2.0	1.0	940	$995	$1.06	14d	1	0.84mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	14d	1	0.87mi
1017 Neville Ave Akron, OH	2.0	1.0	600	$675	$1.12	43d	1	0.87mi
1055 Neville Ave Akron, OH	2.0	1.0	600	$700	$1.17	43d	1	0.89mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$919	$0.80	14d	1	0.90mi
778 Ravenswood St Akron, OH	2.0	1.0	616	$1,150	$1.87	23d	1	0.93mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	43d	1	0.95mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	21d	1	0.95mi
1093 Georgia Ave Akron, OH	2.0	1.0	752	$1,103	$1.47	14d	1	0.97mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	14d	1	0.98mi
429 Lovisa St Akron, OH	1.0	1.0	600	$900	$1.50	43d	1	0.99mi
1125 Georgia Ave Akron, OH	3.0	1.0	1060	$1,300	$1.23	14d	1	1.00mi
551 Baltimore Ave Unit 551 Akron, OH	2.0	1.0	588	$850	$1.45	43d	1	1.01mi
551 Baltimore Ave Akron, OH	2.0	1.0	588	$850	$1.45	23d	1	1.01mi
549 Brown St Unit 3 Akron, OH	1.0	1.0	900	$900	$1.00	23d	1	1.02mi
549 Brown St Unit 1 Akron, OH	1.0	1.0	900	$600	$0.67	23d	1	1.02mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	23d	1	1.03mi
467 Spicer St Akron, OH	2.0	1.0	800	$915	$1.14	23d	1	1.04mi
1078 Lindsay Ave Akron, OH	3.0	2.0	1005	$1,350	$1.34	43d	1	1.05mi

Listing history 9 events

1. 2026-06-18
   days on market $49,900 Active 10 DOM
2. 2026-06-17
   days on market $49,900 Active 9 DOM
3. 2026-06-16
   days on market $49,900 Active 8 DOM
4. 2026-06-15
   days on market $49,900 Active 7 DOM
5. 2026-06-14
   days on market $49,900 Active 5 DOM
6. 2026-06-13
   days on market $49,900 Active 4 DOM
7. 2026-06-10
   days on market $49,900 Active 2 DOM
8. 2026-06-09
   remarks 299-char remark
9. 2026-06-09
   listed $49,900 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: $972 · $81/mo
• Projected year-2 tax: $972 · $81/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥96°F today · 16 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: $12,542
• − Mortgage interest: −$2,795
• − Property taxes: −$972
• − Insurance: −$250
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$1,452
• Taxable income: $5,067
• Est. tax owed @ 24.0%: −$1,216
• After-tax cash flow: $4,331/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

+183.5% since first listed

8 events — show timeline

• 2026-06-08 Listed $49,900 MLSNOW
• 2014-01-31 Listing Removed — MLSNOW
• 2013-10-31 Listed $39,900 MLSNOW
• 2006-06-09 Listing Removed — MLSNOW
• 2006-03-10 Listed $51,900 MLSNOW
• 1997-03-27 Sold (Public Records) $33,000 Public Records
• 1996-11-13 Listed $39,900 MLSNOW
• 1996-09-25 Sold (Public Records) $17,600 Public Records

Property tax history

+0.5%/yr

Latest (2025): $972 · +0.1% YoY. Source: county tax records.