422 N Firestone Blvd · Akron, OH 44301

$119,000

4 bd · 1.0 ba · 1,684 sqft · SingleFamily public records · 79 Days on market

Built 1929 5,623 sqft lot $71/sqft · 17% below area Est $144k · 17% under ↓ 8% since listing

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.2/10.0
• 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 MLS

Located in the heart of Firestone Park is this 4 bedroom, 1 bath brick & Vinyl colonial. If entering from the front you'll find a nice size, covered front porch that leads to the main entrance. Inside you'll be greeted with a large living room and fireplace. to the right you'll see and enjoy the formal Dining room with newer sliding glass doors ( out to the front porch ) and swinging door into the spacious kitchen and eating area. Of the kitchen is the 2c attached garage and back door out to the driveway side and yard. The 2bd floor offers 4 bedrooms- all good size and a full bathroom. Throughout the house (except kitchen, bathroom and basement areas) you will find hardwood floors and wood trim around the windows- a "few" windows are newer) The sliding glass door in DR is newer and vinyl. There is a full basement that is not finished. The main roof over the house appears to be fairly newer as well as the furnace. This is just based on observation and not guaranteed. This home needs some TLC and would make a very nice affordable home for some lucky buyers. Close to freeway and downtown!

Key facts

• Covered front porch
• Formal dining room
• Spacious kitchen

Tags

• COVERED FRONT PORCH
• LARGE LIVING ROOM
• FORMAL DINING ROOM
• NEWER SLIDING GLASS DOORS
• SPACIOUS KITCHEN
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+4.6%/yr); 83 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 34% of the median local income ($51k/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 $823 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 1.22% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $144,089
• List price: $119,000
• Delta: -17.41%
• 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
362 Palm Ave	0.24mi	4/1.5	1,533 (-9%)	4mo	$90,000	$59	68
503 Palmetto Ave	0.40mi	4/1.0	1,560 (-7%)	4mo	$107,000	$69	66
171 Mission Dr	0.46mi	3/1.5 (-1)	1,776 (+6%)	0mo	$207,000	$117	62
1614 Glenmount Ave	0.51mi	3/1.5 (-1)	1,630 (-3%)	4mo	$150,000	$92	60
1480 Thornapple Ave	0.54mi	3/1.0 (-1)	1,550 (-8%)	1mo	$221,000	$143	55
84 E Ido Ave	0.65mi	5/2.0 (+1)	1,704 (+1%)	4mo	$154,500	$91	55
1033 Herberich Ave	0.66mi	4/2.0	1,619 (-4%)	4mo	$142,000	$88	55
72 E Ido Ave	0.67mi	5/2.0 (+1)	1,725 (+2%)	0mo	$139,500	$81	55
361 S Firestone Blvd	0.29mi	3/2.5 (-1)	1,482 (-12%)	1mo	$235,000	$159	55
1236 Grant St	0.50mi	4/1.0	1,487 (-12%)	4mo	$107,500	$72	54
162 E Archwood Ave	0.53mi	4/1.0	1,478 (-12%)	4mo	$130,000	$88	51
1235 Bellows St	0.52mi	4/2.0	1,494 (-11%)	3mo	$84,900	$57	50

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,803
• Equity at exit: $17,743

10-year hold

• IRR: 13.3%
• Equity multiple: 2.14×
• Total profit: $38,039
• Equity at exit: $10,289

Cash invested: $33,320 (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 44301

• Home prices YoY: -25.7%
• Rents YoY: 4.6%
• Active inventory: 83
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$624
• Tax from tax record: −$161 /mo · $1,927/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $309

Break-even live

Break-even rent $1,056

Max offer price $119,000

Occupancy floor 74%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
432 N Firestone Blvd Unit 1496097P Akron, OH	4.0	2.0	1926	$6,253	$3.25	21d	1	0.04mi
373 N Firestone Blvd Akron, OH	4.0	1.5	1590	$1,550	$0.97	43d	1	0.10mi
1289 Girard St Akron, OH	5.0	1.0	1119	$1,350	$1.21	43d	1	0.39mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	43d	1	0.49mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	43d	1	0.51mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.52mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	43d	1	0.53mi
450 Stanton Ave Akron, OH	3.0	2.0	1927	$1,425	$0.74	43d	1	0.59mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	43d	1	0.59mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	23d	1	0.62mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	43d	1	0.62mi
78 E Mapledale Ave Akron, OH	4.0	1.5	1600	$1,500	$0.94	14d	1	0.66mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	43d	1	0.68mi
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	43d	1	0.70mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	43d	1	0.70mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	43d	1	0.71mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	23d	1	0.73mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	43d	1	0.76mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$1,429	$1.25	14d	1	0.87mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	0.90mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	43d	1	0.92mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.93mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	0.95mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	43d	1	1.12mi
768 Beardsley St Akron, OH	5.0	1.5	1714	$1,500	$0.88	14d	1	1.20mi
1125 Georgia Ave Akron, OH	3.0	1.0	1060	$1,300	$1.23	14d	1	1.35mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	43d	1	1.38mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	43d	1	1.38mi

Listing history 3 events

1. 2026-05-19
   status Pending 1119-char remark

   Show marketing remark (1119 chars)

   Located in the heart of Firestone Park is this 4 bedroom, 1 bath brick & Vinyl colonial. If entering from the front you'll find a nice size, covered front porch that leads to the main entrance. Inside you'll be greeted with a large living room and fireplace. to the right you'll see and enjoy the formal Dining room with newer sliding glass doors ( out to the front porch ) and swinging door into the spacious kitchen and eating area. Of the kitchen is the 2c attached garage and back door out to the driveway side and yard. The 2bd floor offers 4 bedrooms- all good size and a full bathroom. Throughout the house (except kitchen, bathroom and basement areas) you will find hardwood floors and wood trim around the windows- a "few" windows are newer) The sliding glass door in DR is newer and vinyl. There is a full basement that is not finished. The main roof over the house appears to be fairly newer as well as the furnace. This is just based on observation and not guaranteed. This home needs some TLC and would make a very nice affordable home for some lucky buyers. Close to freeway and downtown!

2. 2026-05-14
   price $119,000 1119-char remark

   Show marketing remark (1119 chars)

   Located in the heart of Firestone Park is this 4 bedroom, 1 bath brick & Vinyl colonial. If entering from the front you'll find a nice size, covered front porch that leads to the main entrance. Inside you'll be greeted with a large living room and fireplace. to the right you'll see and enjoy the formal Dining room with newer sliding glass doors ( out to the front porch ) and swinging door into the spacious kitchen and eating area. Of the kitchen is the 2c attached garage and back door out to the driveway side and yard. The 2bd floor offers 4 bedrooms- all good size and a full bathroom. Throughout the house (except kitchen, bathroom and basement areas) you will find hardwood floors and wood trim around the windows- a "few" windows are newer) The sliding glass door in DR is newer and vinyl. There is a full basement that is not finished. The main roof over the house appears to be fairly newer as well as the furnace. This is just based on observation and not guaranteed. This home needs some TLC and would make a very nice affordable home for some lucky buyers. Close to freeway and downtown!

3. 2026-02-28
   listed $129,000 Active 1119-char remark

   Show marketing remark (1119 chars)

   Located in the heart of Firestone Park is this 4 bedroom, 1 bath brick & Vinyl colonial. If entering from the front you'll find a nice size, covered front porch that leads to the main entrance. Inside you'll be greeted with a large living room and fireplace. to the right you'll see and enjoy the formal Dining room with newer sliding glass doors ( out to the front porch ) and swinging door into the spacious kitchen and eating area. Of the kitchen is the 2c attached garage and back door out to the driveway side and yard. The 2bd floor offers 4 bedrooms- all good size and a full bathroom. Throughout the house (except kitchen, bathroom and basement areas) you will find hardwood floors and wood trim around the windows- a "few" windows are newer) The sliding glass door in DR is newer and vinyl. There is a full basement that is not finished. The main roof over the house appears to be fairly newer as well as the furnace. This is just based on observation and not guaranteed. This home needs some TLC and would make a very nice affordable home for some lucky buyers. Close to freeway and downtown!

ⓘ 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: $1,927 · $161/mo
• Projected year-2 tax: $1,927 · $161/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 · 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: $17,361
• − Mortgage interest: −$6,666
• − Property taxes: −$1,927
• − Insurance: −$595
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$3,462
• Taxable income: $1,933
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $3,240/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): 13,668
• Household income: $51,321
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 446.0

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 0.63)
• Race & ethnicity: White 52% Black 30% Two or more races 11% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -74.09%
• Current HPI: 213.697
• Rent YoY: ▲ 4.62%
• 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

-7.8% since first listed

3 events — show timeline

• 2026-05-19 Pending — MLSNOW
• 2026-05-14 Price Changed $119,000 MLSNOW
• 2026-02-28 Listed $129,000 MLSNOW

Property tax history

+1.6%/yr

Latest (2025): $1,927 · -1.5% YoY. Source: county tax records.