845 Concord Ave · Akron, OH 44306

$70,000

2 bd · 1.0 ba · 681 sqft · SingleFamily public records · 71 Days on market

Built 1926 4,922 sqft lot $103/sqft · 10% below area Est $78k · 10% 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 +12.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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 MLS

this 2-bedroom, 1-bath home presents a great opportunity in Akron with many major updates already completed. The property features a living room and dining room layout, laminate flooring in the main living areas, tile in the kitchen, and an unfinished basement that has been waterproofed with a new floor, toilet, and vanity installed. Major mechanical updates include a newer roof, furnace, and water heater all replaced in March 2023, helping reduce future maintenance costs. The kitchen retains its original cabinetry while the bathroom has been recently remodeled, and the home will be delivered vacant at closing. With an estimated after-repair value around $110,000 and only minor cosmetic updates needed, this property offers strong upside potential for renovation or long-term rental. Comparable sales supporting the value include homes on Reed Ave in Akron with similar 2-bedroom, 1-bath layouts.

Key facts

• Laminate flooring
• Tile in the kitchen
• Unfinished basement

Tags

• LAMINATE FLOORING
• TILE IN THE KITCHEN
• UNFINISHED BASEMENT
• WATERPROOFED BASEMENT
• NEW FLOOR IN BASEMENT
• NEW TOILET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($898 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 (+7.6%/yr); 69 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y ago; this cycle's ask has dropped $16k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $70k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1926 — 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: 1.28% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.08%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (median comp): $77,817
• List price: $70,000
• Delta: -10.05%
• 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
932 Cole Ave	0.16mi	2/1.0	660 (-3%)	7mo	$52,000	$79	81
975 Concord Ave	0.24mi	2/1.0	648 (-5%)	6mo	$35,000	$54	76
773 Austin Ave	0.39mi	2/1.0	720 (+6%)	1mo	$99,500	$138	71
1205 Ada St	0.44mi	2/1.0	720 (+6%)	8mo	$135,500	$188	64
1175 Ada St	0.39mi	2/1.0	720 (+6%)	11mo	$105,000	$146	63
1210 Rowe St	0.45mi	2/1.0	720 (+6%)	9mo	$113,800	$158	62
785 Reed Ave	0.55mi	2/1.0	732 (+8%)	5mo	$109,900	$150	58
645 Reed Ave	0.65mi	2/1.0	720 (+6%)	6mo	$113,000	$157	55
734 Corice St	0.40mi	1/1.0 (-1)	592 (-13%)	2mo	$70,000	$118	53
993 Concord Ave	0.27mi	3/1.0 (+1)	774 (+14%)	8mo	$76,000	$98	53
654 Van Everett Ave	0.51mi	2/2.0	600 (-12%)	8mo	$52,000	$87	46
566 Mckinley Ave	0.67mi	2/1.0	768 (+13%)	3mo	$91,650	$119	45

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: 13.1%
• Equity multiple: 1.55×
• Total profit: $10,785
• Equity at exit: $10,437

10-year hold

• IRR: 25.1%
• Equity multiple: 3.65×
• Total profit: $51,971
• Equity at exit: $6,052

Cash invested: $19,600 (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: 6.5×

Monthly cashflow live

• Estimated rent: $898 high
• Mortgage (P&I): −$367
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $279

Break-even live

Break-even rent $545

Max offer price $70,000

Occupancy floor 64%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	44d	1	0.25mi
958 Hunt St #2 Akron, OH	1.0	1.0	700	$600	$0.86	44d	1	0.28mi
548 Winans Ave Akron, OH	1.0	1.0	700	$1,100	$1.57	44d	1	0.54mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	44d	1	0.60mi
1017 Neville Ave Akron, OH	2.0	1.0	600	$675	$1.12	44d	1	0.62mi
1055 Neville Ave Akron, OH	2.0	1.0	600	$700	$1.17	44d	1	0.66mi
778 Ravenswood St Akron, OH	2.0	1.0	616	$1,150	$1.87	23d	1	0.78mi
978 Kelly Ave Akron, OH	1.0	1.0	500	$875	$1.75	23d	1	0.93mi
978 Kelly Ave Akron, OH	1.0	1.0	500	$900	$1.80	44d	1	0.93mi
1566 Coventry St Akron, OH	1.0	1.5	600	$795	$1.32	44d	1	0.96mi
551 Baltimore Ave Unit 551 Akron, OH	2.0	1.0	588	$850	$1.45	44d	1	0.99mi
551 Baltimore Ave Akron, OH	2.0	1.0	588	$850	$1.45	23d	1	1.00mi
1588 Coventry St Unit 7 Akron, OH	1.0	1.0	600	$795	$1.32	23d	1	1.00mi
780 Anderson Ave #12 Akron, OH	1.0	1.0	700	$785	$1.12	14d	1	1.07mi
780 Anderson Ave #13 Akron, OH	1.0	1.0	700	$785	$1.12	44d	1	1.07mi
769 Anderson Ave #6 Akron, OH	1.0	1.0	600	$785	$1.31	14d	1	1.09mi
794 Anderson Ave #9 Akron, OH	1.0	1.0	600	$785	$1.31	23d	1	1.09mi
167 Chittenden St Unit 3 Akron, OH	1.0	1.0	575	$700	$1.22	44d	1	1.15mi
429 Lovisa St Akron, OH	1.0	1.0	600	$900	$1.50	44d	1	1.17mi
806 Sherman St Unit 294 Akron, OH	2.0	1.0	454	$875	$1.93	44d	1	1.20mi
1119 Johnston St Apt 1 Akron, OH	1.0	1.0	365	$675	$1.85	14d	1	1.23mi
530 Kling St Unit 6 Akron, OH	1.0	1.0	515	$695	$1.35	44d	1	1.37mi
530 Kling St Akron, OH	1.0	1.0	515	$695	$1.35	23d	1	1.37mi
101 E Firestone Blvd Akron, OH	1.0	1.0	675	$881	$1.31	23d	6	1.42mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,200	$1.46	14d	14	1.46mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	44d	1	1.47mi

Listing history 28 events

1. 2026-04-14
   price $70,000 905-char remark

   Show marketing remark (905 chars)

   this 2-bedroom, 1-bath home presents a great opportunity in Akron with many major updates already completed. The property features a living room and dining room layout, laminate flooring in the main living areas, tile in the kitchen, and an unfinished basement that has been waterproofed with a new floor, toilet, and vanity installed. Major mechanical updates include a newer roof, furnace, and water heater all replaced in March 2023, helping reduce future maintenance costs. The kitchen retains its original cabinetry while the bathroom has been recently remodeled, and the home will be delivered vacant at closing. With an estimated after-repair value around $110,000 and only minor cosmetic updates needed, this property offers strong upside potential for renovation or long-term rental. Comparable sales supporting the value include homes on Reed Ave in Akron with similar 2-bedroom, 1-bath layouts.

2. 2026-03-15
   listed $86,300 Active 905-char remark

   Show marketing remark (905 chars)

   this 2-bedroom, 1-bath home presents a great opportunity in Akron with many major updates already completed. The property features a living room and dining room layout, laminate flooring in the main living areas, tile in the kitchen, and an unfinished basement that has been waterproofed with a new floor, toilet, and vanity installed. Major mechanical updates include a newer roof, furnace, and water heater all replaced in March 2023, helping reduce future maintenance costs. The kitchen retains its original cabinetry while the bathroom has been recently remodeled, and the home will be delivered vacant at closing. With an estimated after-repair value around $110,000 and only minor cosmetic updates needed, this property offers strong upside potential for renovation or long-term rental. Comparable sales supporting the value include homes on Reed Ave in Akron with similar 2-bedroom, 1-bath layouts.

3. 2020-05-18
   soldstatus $30,350
4. 2020-05-15
   soldstatus $30,350 Closed 586-char remark

   Show marketing remark (586 chars)

   Enjoy first floor living in this Akron Ranch home with two bedrooms, a galley kitchen, and a spacious backyard that is partially fenced with a detached single car garage. This cozy home also features a newly built deck, glass block windows, new water tank, and many extras! This could be a wonderful starter home or a terrific addition to your investment portfolio, with many deferred maintenance items already taken care of. Professionally managed and well cared for, this home is currently rented for $700/mo. Close to public transit and major highways, shopping, groceries and more.

5. 2020-04-11
   status Pending 586-char remark

   Show marketing remark (586 chars)

   Enjoy first floor living in this Akron Ranch home with two bedrooms, a galley kitchen, and a spacious backyard that is partially fenced with a detached single car garage. This cozy home also features a newly built deck, glass block windows, new water tank, and many extras! This could be a wonderful starter home or a terrific addition to your investment portfolio, with many deferred maintenance items already taken care of. Professionally managed and well cared for, this home is currently rented for $700/mo. Close to public transit and major highways, shopping, groceries and more.

6. 2020-03-14
   historical Contingent 586-char remark

   Show marketing remark (586 chars)

   Enjoy first floor living in this Akron Ranch home with two bedrooms, a galley kitchen, and a spacious backyard that is partially fenced with a detached single car garage. This cozy home also features a newly built deck, glass block windows, new water tank, and many extras! This could be a wonderful starter home or a terrific addition to your investment portfolio, with many deferred maintenance items already taken care of. Professionally managed and well cared for, this home is currently rented for $700/mo. Close to public transit and major highways, shopping, groceries and more.

7. 2020-03-07
   listed $35,000 Active 586-char remark

   Show marketing remark (586 chars)

   Enjoy first floor living in this Akron Ranch home with two bedrooms, a galley kitchen, and a spacious backyard that is partially fenced with a detached single car garage. This cozy home also features a newly built deck, glass block windows, new water tank, and many extras! This could be a wonderful starter home or a terrific addition to your investment portfolio, with many deferred maintenance items already taken care of. Professionally managed and well cared for, this home is currently rented for $700/mo. Close to public transit and major highways, shopping, groceries and more.

8. 2019-12-31
   historical
9. 2019-08-07
   price $44,900
10. 2019-06-27
    listed $49,900 Active
11. 2019-02-21
    soldstatus $20,000 Sold
12. 2019-02-08
    status Pending
13. 2019-01-31
    price $24,900
14. 2019-01-07
    listed $29,900 Active
15. 2008-12-31
    soldstatus $13,100
16. 2008-12-19
    historical
17. 2008-12-19
    historical
18. 2008-10-24
    soldstatus $2,100
19. 2008-10-19
    listed $10,900
20. 2008-10-19
    listed $10,900
21. 2008-10-11
    historical
22. 2008-07-11
    listed $35,000
23. 2008-01-11
    listed $32,375
24. 2006-02-28
    historical
25. 2005-07-25
    listed $64,900
26. 2005-07-22
    historical
27. 2005-01-23
    listed $64,900
28. 1994-08-16
    soldstatus $23,000

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$340/yr (+$28/mo · 82.2%)

ⓘ 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: $10,779
• − Mortgage interest: −$3,921
• − Property taxes: −$413
• − Insurance: −$350
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$2,036
• Taxable income: $2,334
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $2,787/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

+204.3% since first listed

28 events — show timeline

• 2026-04-14 Price Changed $70,000 MLSNOW
• 2026-03-15 Listed $86,300 MLSNOW
• 2020-05-18 Sold (Public Records) $30,350 Public Records
• 2020-05-15 Sold (MLS) $30,350 MLSNOW
• 2020-04-11 Pending — MLSNOW
• 2020-03-14 Contingent — MLSNOW
• 2020-03-07 Listed $35,000 MLSNOW
• 2019-12-31 Listing Removed — MLSNOW
• 2019-08-07 Price Changed $44,900 MLSNOW
• 2019-06-27 Listed $49,900 MLSNOW
• 2019-02-21 Sold (MLS) $20,000 MLSNOW
• 2019-02-08 Pending — MLSNOW
• 2019-01-31 Price Changed $24,900 MLSNOW
• 2019-01-07 Listed $29,900 MLSNOW
• 2008-12-31 Sold (MLS) $13,100 MLSNOW
• 2008-12-19 Listing Removed — MLSNOW
• 2008-12-19 Listing Removed — MLSNOW
• 2008-10-24 Sold (MLS) $2,100 MLSNOW
• 2008-10-19 Listed $10,900 MLSNOW
• 2008-10-19 Listed $10,900 MLSNOW
• 2008-10-11 Listing Removed — MLSNOW
• 2008-07-11 Listed $35,000 MLSNOW
• 2008-01-11 Listed $32,375 MLSNOW
• 2006-02-28 Listing Removed — MLSNOW
• 2005-07-25 Listed $64,900 MLSNOW
• 2005-07-22 Listing Removed — MLSNOW
• 2005-01-23 Listed $64,900 MLSNOW
• 1994-08-16 Sold (Public Records) $23,000 Public Records

Property tax history

-8.9%/yr

Latest (2025): $413 · -4.9% YoY. Source: county tax records.