324 W Miller Ave · Akron, OH 44301

$99,000

2 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 20 Days on market

Built 1913 4,482 sqft lot Est $120k · 18% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.7/10.0
• 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

Colonial. Vinyl exterior. Newer siding and windows. Needs interior work/rehab. Should this home close by 8/1/13 the commission will be $750.00 / $750.00.

Key facts

• Updated electrical
• New hot water tank
• Updated kitchen

Tags

• NEW ROOF
• UPDATED KITCHEN
• UPDATED BATHROOM
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• NEW HOT WATER TANK

Property features AI

Finance

• Financial info: Annual tax reported as $783 (2025)

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Built per public records; Vinyl siding construction; Asphalt/fiberglass roofing
• Exterior features: Lot about 0.103 acres; Public records used for size and year built

Interior

• Bedrooms: Total of 6 rooms (bedrooms included)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating; Gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 34 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 + 4.6% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 35y 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 $4k; list at $99k implies a 2315% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1913 — 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: 1.17% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $120,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
292 Lake St	0.09mi	3/1.5 (+1)	1,344 (+6%)	6mo	$71,000	$53	74
267 W Long St	0.15mi	3/1.5 (+1)	1,373 (+9%)	6mo	$75,000	$55	67
121 Lake St	0.39mi	3/1.5 (+1)	1,344 (+6%)	2mo	$130,000	$97	63
103 W Crosier St	0.51mi	3/1.5 (+1)	1,200 (-5%)	2mo	$150,000	$125	59
811 Amherst St	0.71mi	3/1.0 (+1)	1,232 (-2%)	2mo	$60,000	$49	56
741 Jason Ave	0.65mi	3/1.5 (+1)	1,241 (-2%)	6mo	$117,500	$95	55
1851 9th St SW	0.68mi	3/1.0 (+1)	1,308 (+4%)	7mo	$140,500	$107	52
1860 2nd	0.50mi	3/1.0 (+1)	1,156 (-8%)	7mo	$165,000	$143	52
603 Indian Trl	0.52mi	3/1.0 (+1)	1,100 (-13%)	2mo	$83,000	$75	47
1702 Leighton Ave	0.54mi	3/1.0 (+1)	1,092 (-14%)	6mo	$104,000	$95	42
1825 9th St SW	0.67mi	3/2.0 (+1)	1,146 (-9%)	6mo	$118,000	$103	39
1063 Raymond St	0.61mi	3/1.0 (+1)	1,084 (-14%)	8mo	$50,000	$46	36

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $4,419
• Equity at exit: $14,761

10-year hold

• IRR: 14.9%
• Equity multiple: 2.29×
• Total profit: $35,823
• Equity at exit: $8,560

Cash invested: $27,720 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,161 high
• Mortgage (P&I): −$519
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $291

Break-even live

Break-even rent $792

Max offer price $99,000

Occupancy floor 70%

Sensitivity live

Price	-10% $347	-5% $319	+0% $291	+5% $263	+10% $235
Rent	-10% $200	-5% $246	+0% $291	+5% $337	+10% $383
Rate	-1.0pp $341	-0.5pp $317	base $291	+0.5pp $266	+1.0pp $240

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	44d	1	0.18mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	0.41mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	44d	1	0.62mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	24d	1	0.62mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	24d	1	0.67mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	22d	1	0.69mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	44d	1	0.74mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	0.88mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	24d	1	0.99mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	44d	1	0.99mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	24d	1	1.00mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	44d	1	1.05mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	22d	1	1.05mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	44d	1	1.07mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	15d	1	1.07mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	44d	1	1.12mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	24d	1	1.14mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	44d	1	1.15mi
44 E Brookside Ave Akron, OH	2.0	1.0	1762	$900	$0.51	15d	1	1.16mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	44d	1	1.19mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	44d	1	1.20mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	44d	1	1.21mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	15d	1	1.21mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	44d	1	1.24mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	15d	1	1.28mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	15d	1	1.30mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	44d	2	1.31mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	44d	1	1.33mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	44d	1	1.36mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	44d	1	1.40mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	15d	1	1.41mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,200	$1.46	15d	14	1.47mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	1.49mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $99,000 Active 20 DOM
2. 2026-06-17
   days on market $99,000 Active 19 DOM
3. 2026-06-16
   days on market $99,000 Active 18 DOM
4. 2026-06-15
   days on market $99,000 Active 17 DOM
5. 2026-06-14
   days on market $99,000 Active 15 DOM
6. 2026-06-13
   days on market $99,000 Active 14 DOM
7. 2026-06-10
   days on market $99,000 Active 12 DOM
8. 2026-06-09
   days on market $99,000 Active 11 DOM
9. 2026-06-08
   days on market $99,000 Active 10 DOM
10. 2026-06-07
    days on market $99,000 Active 9 DOM
11. 2026-06-05
    days on market $99,000 Active 6 DOM
12. 2026-06-03
    days on market $99,000 Active 5 DOM
13. 2026-06-02
    days on market $99,000 Active 4 DOM
14. 2026-06-01
    days on market $99,000 Active 3 DOM
15. 2026-05-31
    days on market $99,000 Active 2 DOM
16. 2026-05-31
    remarks 559-char remark
17. 2026-05-31
    listed $99,000 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: $783 · $65/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$381/yr (+$32/mo · 48.7%)

ⓘ 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 ≥96°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: $13,929
• − Mortgage interest: −$5,546
• − Property taxes: −$783
• − Insurance: −$495
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,880
• Taxable income: $1,997
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $3,017/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

+890.0% since first listed

18 events — show timeline

• 2026-05-29 Listed $99,000 MLSNOW
• 2013-08-22 Sold (MLS) $4,100 MLSNOW
• 2013-07-24 Listing Removed — MLSNOW
• 2013-07-08 Listed $5,500 MLSNOW
• 2013-06-08 Listed $7,500 MLSNOW
• 2013-02-28 Listing Removed — MLSNOW
• 2012-11-28 Listed $8,900 MLSNOW
• 2012-11-08 Listing Removed — MLSNOW
• 2012-07-28 Listed $7,400 MLSNOW
• 2012-04-30 Listing Removed — MLSNOW
• 2012-03-28 Listed $7,400 MLSNOW
• 2012-02-28 Listing Removed — MLSNOW
• 2011-11-30 Listed $7,400 MLSNOW
• 2011-08-23 Sold (Public Records) $370,100 Public Records
• 1997-04-06 Listing Removed — MLSNOW
• 1997-01-07 Listed $17,000 MLSNOW
• 1991-11-03 Listing Removed — MLSNOW
• 1991-05-06 Listed $10,000 MLSNOW

Property tax history

+3.5%/yr

Latest (2025): $783 · +0.1% YoY. Source: county tax records.