156 Roger Ave · Akron, OH 44305

$38,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 69 Days on market

Built 1918 3,994 sqft lot $54/sqft · 50% below area Est $76k · 50% 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
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bed 1 bath located on a dead end close to Goodyear Headquarters. Currently rented for $700.0 per month. Tenant has lived in property for over 4 years and wants to stay if possible.

Key facts

• 3,994 sq ft lot
• Parking
• Built 1918

🏷️ Possibly a rental listed for sale. The $38,000 price doesn't fit this home's estimated sale value (~$75,702) 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 $38k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $36k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.1% 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 (+4.5%/yr); 101 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $263 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 + 4.5% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 34y ago; this cycle's ask has dropped $4k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1918 — 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: 2.64% ✓
• Cap rate: 23.06%
• Cash-on-cash: 59.89%
• DSCR: 3.66
• GRM: 3.2

CMA / ARV

• ARV (median comp): $75,702
• List price: $38,000
• Delta: -49.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
299 Sobul Ave	0.26mi	2/1.0	768 (+9%)	21mo	$36,000	$47	55
1399 Newton St	0.49mi	2/1.0	672 (-4%)	23mo	$100,000	$149	51
1465 Laffer Ave	0.65mi	2/1.0	792 (+12%)	0mo	$109,900	$139	49
1438 Laffer Ave	0.59mi	2/1.0	768 (+9%)	18mo	$77,500	$101	42
1382 Honodle Ave	0.51mi	2/2.0	640 (-9%)	22mo	$105,000	$164	39
1409 Newton St	0.51mi	2/1.0	792 (+12%)	22mo	$103,000	$130	37

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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 60.3%
• Equity multiple: 3.75×
• Total profit: $29,221
• Equity at exit: $5,666

10-year hold

• IRR: 65.5%
• Equity multiple: 8.10×
• Total profit: $75,585
• Equity at exit: $3,286

Cash invested: $10,640 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,002 high
• Mortgage (P&I): −$199
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $531

Break-even live

Break-even rent $329

Max offer price $38,000

Occupancy floor 42%

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1119 Johnston St Apt 1 Akron, OH	1.0	1.0	365	$675	$1.85	14d	1	0.50mi
167 Chittenden St Unit 3 Akron, OH	1.0	1.0	575	$700	$1.22	43d	1	0.53mi
797 E Market St Apt 209 Akron, OH	1.0	1.0	600	$1,350	$2.25	23d	1	0.58mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	43d	1	0.72mi
590 E Buchtel Ave Akron, OH	1.0	1.0	600	$679	$1.13	43d	1	1.00mi
243 Watson St Akron, OH	2.0	1.0	750	$950	$1.27	43d	1	1.06mi
545 E Buchtel Ave Apt 3 Akron, OH	1.0	1.0	700	$1,200	$1.71	23d	1	1.09mi
548 Winans Ave Akron, OH	1.0	1.0	700	$1,100	$1.57	43d	1	1.15mi
1820 Malasia Rd Unit 2 Akron, OH	2.0	1.0	741	$925	$1.25	43d	1	1.26mi
1820 Malasia Rd Akron, OH	2.0	1.0	741	$895	$1.21	21d	1	1.26mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	43d	1	1.29mi

Listing history 29 events

1. 2026-06-13
   statusdays on market $38,000 Pending 69 DOM
2. 2026-06-10
   days on market $38,000 Active 68 DOM
3. 2026-06-09
   days on market $38,000 Active 67 DOM
4. 2026-06-08
   days on market $38,000 Active 66 DOM
5. 2026-06-07
   days on market $38,000 Active 65 DOM
6. 2026-06-05
   days on market $38,000 Active 62 DOM
7. 2026-06-03
   days on market $38,000 Active 61 DOM
8. 2026-06-02
   days on market $38,000 Active 60 DOM
9. 2026-06-01
   days on market $38,000 Active 59 DOM
10. 2026-05-31
    days on market $38,000 Active 58 DOM
11. 2026-05-31
    days on market $38,000 Active 57 DOM
12. 2026-04-03
    listed $42,000 Active 182-char remark

    Show marketing remark (182 chars)

    2 bed 1 bath located on a dead end close to Goodyear Headquarters. Currently rented for $700.0 per month. Tenant has lived in property for over 4 years and wants to stay if possible.

13. 2024-10-08
    soldstatus $30,000 Closed 194-char remark

    Show marketing remark (194 chars)

    2 bedroom 1 bath located on dead end street close to Goodyear. Currently rented for $650.0 per month. Tenant has lived in property for over 4 years and is currently on a month to month contract.

14. 2024-09-27
    status Pending 194-char remark

    Show marketing remark (194 chars)

    2 bedroom 1 bath located on dead end street close to Goodyear. Currently rented for $650.0 per month. Tenant has lived in property for over 4 years and is currently on a month to month contract.

15. 2024-08-15
    listed $35,000 Active 194-char remark

    Show marketing remark (194 chars)

    2 bedroom 1 bath located on dead end street close to Goodyear. Currently rented for $650.0 per month. Tenant has lived in property for over 4 years and is currently on a month to month contract.

16. 2009-10-31
    historical
17. 2009-04-27
    listed $58,900
18. 2002-08-08
    historical
19. 2002-04-11
    listed $24,500
20. 1997-06-16
    soldstatus $26,025
21. 1996-07-03
    historical
22. 1996-04-04
    listed $19,900
23. 1994-11-09
    soldstatus $14,100
24. 1994-11-09
    soldstatus $12,500
25. 1994-09-30
    historical
26. 1993-12-10
    listed $19,900
27. 1993-04-20
    historical
28. 1992-10-27
    listed $25,500
29. 1990-12-07
    soldstatus $7,800

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $567 · $47/mo
• Expected delta: +$26/yr (+$2/mo · 4.8%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,018
• − Mortgage interest: −$2,129
• − Property taxes: −$541
• − Insurance: −$190
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$1,105
• Taxable income: $6,130
• Est. tax owed @ 24.0%: −$1,471
• After-tax cash flow: $4,901/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): 21,103
• Household income: $52,768
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1021.0

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 0.57)
• Race & ethnicity: White 62% Black 20% Two or more races 12% Asian 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · India, Philippines, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Other Indo-European 1% Spanish 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: ▼ -140.39%
• Current HPI: 190.6223
• Rent YoY: ▲ 4.51%
• 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

+438.5% since first listed

18 events — show timeline

• 2026-04-03 Listed $42,000 MLSNOW
• 2024-10-08 Sold (MLS) $30,000 MLSNOW
• 2024-09-27 Pending — MLSNOW
• 2024-08-15 Listed $35,000 MLSNOW
• 2009-10-31 Listing Removed — MLSNOW
• 2009-04-27 Listed $58,900 MLSNOW
• 2002-08-08 Listing Removed — MLSNOW
• 2002-04-11 Listed $24,500 MLSNOW
• 1997-06-16 Sold (Public Records) $26,025 Public Records
• 1996-07-03 Listing Removed — MLSNOW
• 1996-04-04 Listed $19,900 MLSNOW
• 1994-11-09 Sold (Public Records) $12,500 Public Records
• 1994-11-09 Sold (Public Records) $14,100 Public Records
• 1994-09-30 Listing Removed — MLSNOW
• 1993-12-10 Listed $19,900 MLSNOW
• 1993-04-20 Listing Removed — MLSNOW
• 1992-10-27 Listed $25,500 MLSNOW
• 1990-12-07 Sold (Public Records) $7,800 Public Records

Property tax history

-0.5%/yr

Latest (2025): $541 · +0.1% YoY. Source: county tax records.