1053 Wyley Ave · Akron, OH 44306

$175,000

3 bd · 1.0 ba · 1,757 sqft · SingleFamily public records · 9 Days on market

Built 1916 5,623 sqft lot

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Why this score? — see what drove the D- 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 +11.3/30.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Nothing but opportunity with this turn key property! Freshly updated and ready for first time buyers, anyone looking for more space, or investors alike! With a first floor primary and full bath this home provides a growing family the option for aging in place or wonderful layout for investors. Enjoy the spacious front porch with friendly neighbors or an evening on the back deck with family. Located near main roads, shopping, and entertainment; but still tucked back in the neighborhood, this location provides the perfect blend of convenience and comfort. Schedule your showing today!

Key facts

• Full bath
• Spacious front porch
• Back deck

Tags

• FIRST FLOOR PRIMARY
• FULL BATH
• SPACIOUS FRONT PORCH
• BACK DECK

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: 2-car garage; Driveway; Concrete parking
• Utilities: Public water; Public sewer
• Home design: Vinyl siding; Asphalt roof; Block foundation; Built per public records
• Construction: Vinyl siding construction; Asphalt roof; Block foundation; Year built from public records
• Exterior features: Public sewer; Public water

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Has basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-63 ($-755/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (22.4% below list).
• Recommended offer: $136k (22.4% below list) — sets the bar for 1% rule.

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.
• Zoned schools: David Hill Community Learning Center (math 8% / reading 17%, grade F, #1,434 of 1,584 statewide, top 92%, 258 students, 0% FRL); National Inventors Hall of Fame School Center For Stem (math 45% / reading 56%, grade C, #413 of 654 statewide, top 63%, 406 students, 0% FRL); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 48% at this address vs 26% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.6%/yr); 71 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 39% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $17k; list at $175k implies a 929% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,841 (22.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $108,934
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
941 Hunt St	0.23mi	4/2.0 (+1)	1,761 (+0%)	2mo	$154,000	$87	79
974 E Archwood Ave	0.20mi	4/1.0 (+1)	1,863 (+6%)	10mo	$115,000	$62	67
846 Minota Ave	0.68mi	4/2.0 (+1)	1,746 (-1%)	11mo	$83,000	$48	49
897 Davies Ave	0.32mi	4/3.0 (+1)	1,500 (-15%)	4mo	$89,000	$59	44
907 Mckinley Ave	0.63mi	3/1.0	1,584 (-10%)	21mo	$54,000	$34	36
824 Concord Ave	0.49mi	4/2.0 (+1)	1,983 (+13%)	18mo	$150,000	$76	32

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: -14.1%
• Equity multiple: 0.47×
• Total profit: $-25,768
• Equity at exit: $26,093

10-year hold

• IRR: 0.5%
• Equity multiple: 1.05×
• Total profit: $2,210
• Equity at exit: $15,131

Cash invested: $49,000 (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: 71
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$918
• Tax from tax record: −$145 /mo · $1,746/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-63

Break-even live

Break-even rent $1,438

Max offer price $163,879

Occupancy floor 100%

Sensitivity live

Price	-10% $36	-5% $-13	+0% $-63	+5% $-112	+10% $-162
Rent	-10% $-170	-5% $-117	+0% $-63	+5% $-9	+10% $44
Rate	-1.0pp $25	-0.5pp $-18	base $-63	+0.5pp $-108	+1.0pp $-154

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$1,174	$1.03	16d	1	0.51mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	45d	1	0.67mi
497 Lucy St Akron, OH	4.0	1.0	1600	$1,500	$0.94	45d	1	0.68mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	25d	1	0.69mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	16d	1	0.86mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	45d	1	0.92mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	25d	1	0.93mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	45d	1	0.95mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	45d	1	0.96mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	25d	1	1.04mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	45d	1	1.12mi
432 N Firestone Blvd Unit 1496097P Akron, OH	4.0	2.0	1926	$6,253	$3.25	23d	1	1.16mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	45d	1	1.17mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	25d	1	1.19mi
1076 Ackley St Akron, OH	4.0	2.0	1998	$2,000	$1.00	16d	1	1.21mi
450 Stanton Ave Akron, OH	3.0	2.0	1927	$1,425	$0.74	45d	1	1.21mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	45d	1	1.21mi
373 N Firestone Blvd Akron, OH	4.0	1.5	1590	$1,550	$0.97	45d	1	1.26mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	16d	1	1.26mi
435 Margaret St Akron, OH	4.0	2.0	1900	$1,450	$0.76	45d	1	1.35mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	25d	1	1.37mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	16d	1	1.45mi

Listing history 7 events

1. 2026-06-21
   days on market $175,000 Active 9 DOM
2. 2026-06-18
   days on market $175,000 Active 6 DOM
3. 2026-06-17
   days on market $175,000 Active 5 DOM
4. 2026-06-16
   days on market $175,000 Active 4 DOM
5. 2026-06-15
   days on market $175,000 Active 3 DOM
6. 2026-06-13
   remarks 590-char remark
7. 2026-06-13
   listed $175,000 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: $1,746 · $145/mo
• Projected year-2 tax: $2,238 · $186/mo
• Expected delta: +$492/yr (+$41/mo · 28.2%)

ⓘ 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 · 16 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: $16,301
• − Mortgage interest: −$9,803
• − Property taxes: −$1,746
• − Insurance: −$875
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$5,091
• Taxable loss: −$3,821
• Est. tax savings @ 24.0%: +$917
• After-tax cash flow: $162/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

+929.4% since first listed

2 events — show timeline

• 2026-06-12 Listed $175,000 MLSNOW
• 2015-05-20 Sold (Public Records) $17,000 Public Records

Property tax history

+24.9%/yr

Latest (2025): $1,746 · +4.1% YoY. Source: county tax records.