None · Akron, OH 44314

$81,900

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 1 Days on market

Built 1929 5,270 sqft lot Est $123k · 33% under

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Why this score? — see what drove the C+ 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 +21.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +7.0/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the well kept quiet Allenside neighborhood, this ranch style bungalow is sure to please. Just a block from the Ohio Canal Towpath Trail with fishing, biking, walking trails and more just a stone through away. You'll enjoy sipping your morning coffee on the tranquil enclosed sunporch. The cozy living room offers a decorative fireplace. Great formal dining room provides plenty of room for hosting those memorable family dinners. Kitchen provides quaint breakfast room overlooking the privacy fenced back yard. The spacious sun deck is ready for all your outdoor entertaining. Nice plus size garage adds additional storage space. Conveniently located to area shopping, restaurants, thrivi

Key facts

• Decorative fireplace
• Formal dining room
• Breakfast room

Tags

• ENCLOSED SUNPORCH
• DECORATIVE FIREPLACE
• FORMAL DINING ROOM
• BREAKFAST ROOM
• PRIVACY FENCED BACK YARD
• SUN DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Cap rate 8.2% vs local median 6.6% in Akron — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+3.9%/yr); 104 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $566 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $65k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,900

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $122,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
392 Rexford St	0.09mi	2/1.0	828 (-6%)	1mo	$135,000	$163	86
424 Lockwood St	0.16mi	2/1.0	876 (0%)	11mo	$110,000	$126	84
355 Lockwood St	0.11mi	2/1.0	772 (-12%)	5mo	$108,000	$140	71
2255 Nesmith Lake Blvd	0.35mi	2/1.0	942 (+8%)	2mo	$116,500	$124	70
363 Lockwood St	0.11mi	2/1.0	772 (-12%)	7mo	$110,550	$143	69
2407 Nesmith Lake Blvd	0.12mi	2/1.0	1,002 (+14%)	2mo	$131,000	$131	69
2313 Nesmith Lake Blvd	0.25mi	2/1.0	802 (-8%)	12mo	$108,000	$135	64
474 Rexford St	0.24mi	2/2.0	968 (+10%)	11mo	$175,000	$181	58
2676 Christensen Ave	0.43mi	3/2.0 (+1)	798 (-9%)	1mo	$175,000	$219	55
372 Waterford St	0.14mi	3/2.0 (+1)	988 (+13%)	11mo	$146,000	$148	54
486 Stanford St	0.28mi	3/1.0 (+1)	971 (+11%)	14mo	$119,600	$123	53
2645 Pelton Ave	0.45mi	2/1.0	960 (+10%)	14mo	$118,750	$124	51

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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-4,130
• Equity at exit: $12,212

10-year hold

• IRR: 6.2%
• Equity multiple: 1.48×
• Total profit: $11,070
• Equity at exit: $7,081

Cash invested: $22,932 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,004 high
• Mortgage (P&I): −$429
• Tax from tax record: −$202 /mo · $2,421/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $128

Break-even live

Break-even rent $842

Max offer price $81,900

Occupancy floor 82%

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: $20,475
• Closing costs: $2,457
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2266 5th St SW Akron, OH	2.0	1.0	676	$750	$1.11	14d	1	0.84mi
2264 5th St SW Unit 2266 Akron, OH	2.0	1.0	676	$750	$1.11	14d	1	0.84mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	21d	1	1.10mi
101 E Firestone Blvd Akron, OH	1.0	1.0	675	$881	$1.31	23d	6	1.17mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	43d	1	1.25mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	43d	1	1.29mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	43d	1	1.30mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	43d	1	1.34mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	43d	1	1.34mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	23d	1	1.42mi
234 Mallard Point Dr Akron, OH	1.0–2.0	1.0–2.0	945	$1,530	$1.62	14d	18	1.43mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	43d	1	1.49mi

Listing history 3 events

1. 2026-06-02
   status $81,900 Pending 1 DOM
2. 2026-06-01
   remarks 699-char remark
3. 2026-06-01
   listed $81,900 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: $2,421 · $202/mo
• Projected year-2 tax: $2,421 · $202/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: $12,048
• − Mortgage interest: −$4,588
• − Property taxes: −$2,421
• − Insurance: −$410
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,383
• Taxable income: $319
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $1,457/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): 17,885
• Household income: $47,468
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 975.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 16% Two or more races 12% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · India, Canada, Philippines
• Languages at home: 96% English-only · Chinese 2% Russian/Polish/Slavic 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: ▼ -166.61%
• Current HPI: 151.066
• Rent YoY: ▲ 3.91%
• 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

+76.1% since first listed

23 events — show timeline

• 2026-05-29 Listed $81,900 MLSNOW
• 2023-07-14 Price Changed $69,900 MLSNOW
• 2023-07-14 Price Changed $69,900 MLSNOW
• 2023-07-14 Price Changed $69,900 MLSNOW
• 2023-07-14 Price Changed $69,900 MLSNOW
• 2020-10-27 Price Changed $69,900 MLSNOW
• 2020-05-02 Price Changed $69,900 MLSNOW
• 2014-02-12 Price Changed $69,900 MLSNOW
• 2014-02-12 Price Changed $69,900 MLSNOW
• 2000-09-01 Listing Removed — MLSNOW
• 2000-04-21 Listed $193,777 MLSNOW
• 1997-11-08 Price Changed $193,777 MLSNOW
• 1997-11-08 Price Changed $193,777 MLSNOW
• 1997-11-08 Price Changed $193,777 MLSNOW
• 1997-11-08 Price Changed $193,777 MLSNOW
• 1997-11-08 Price Changed $193,777 MLSNOW
• 1997-11-08 Price Changed $193,777 MLSNOW
• 1997-11-08 Price Changed $193,777 MLSNOW
• 1997-08-27 Sold (Public Records) $65,000 Public Records
• 1993-09-30 Sold (Public Records) $48,500 Public Records
• 1993-07-28 Listed $48,500 MLSNOW
• 1991-06-19 Sold (Public Records) $43,000 Public Records
• 1991-02-12 Listed $46,500 MLSNOW

Property tax history

+5.4%/yr

Latest (2025): $2,421 · +19.2% YoY. Source: county tax records.