1037 Dietz Ave · Akron, OH 44301

$134,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 52 Days on market

Built 1925 4,800 sqft lot $116/sqft · 47% above area Est $91k · 47% over

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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 +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Colonial Home with Fenced Back Yard, Full Basement and Over Size, 1.5 Car Detached Garage. Looks like there have been some updating done over the past few years. Home does need work, this will make a good winter rehab project, Priced well for Area and Overall Condition. Blocks from I-77 on ramp, Metro Bus, Minutes to University and Downtown. Shopping and Convenience Marts within walking distance. Property is to be Sold AS-IS with all Faults and any/all remaining contents. Seller has no reports or disclosures. Buyer is responsible for due diligence in researching all taxes, assessments, violations, and any other intended end use with appropriate authority. Seller does not pay for inspections, warranties, repair, surveys. Agents see broker remarks for Offer instructions and requirements. Attachments must be signed and returned with your offer. Buyer assumes any/all violations and resulting compliance required by the SCHD or City Zoning Dept at Buyers own expense, IF outstanding orders o

Key facts

• Hot water tank
• Fully renovated
• New furnace

Tags

• FULLY RENOVATED
• NEW FURNACE
• HOT WATER TANK
• MODERN KITCHEN
• MODERN BATHROOMS
• VINYL WINDOWS

Property features AI

Exterior

• Parking: Detached paved garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story vinyl-sided home; Asphalt/fiberglass roof
• Construction: Built date from public records
• Exterior features: Front porch; Partial privacy fencing

Interior

• Bedrooms: 1 main-level bedroom; 6 total rooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced-air gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (3.7% below list).
• Recommended offer: $129k (3.7% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• This rent runs 30% of the median local income ($51k/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 $926 of loan paydown is wiped out by about $4k 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

• It's been on market 52 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $134k implies a 570% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,041 (3.7% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 0.96% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (median comp): $91,205
• List price: $134,000
• Delta: 46.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
390 Cole Ave	0.35mi	3/1.0	1,104 (-4%)	2mo	$110,000	$100	75
1100 Beardsley St	0.26mi	3/1.0	1,075 (-7%)	2mo	$107,000	$100	75
485 E Archwood Ave	0.45mi	3/1.0	1,204 (+4%)	1mo	$101,000	$84	71
884 Lovers Ln	0.62mi	3/1.0	1,149 (-0%)	1mo	$90,000	$78	70
1215 Sherman St	0.45mi	3/1.0	1,100 (-4%)	2mo	$134,500	$122	70
1212 Tulip St	0.37mi	3/1.0	1,236 (+7%)	2mo	$114,000	$92	69
521 E Archwood Ave	0.45mi	3/1.0	1,216 (+6%)	2mo	$73,500	$60	68
1281 Neptune Ave	0.55mi	3/2.0	1,172 (+2%)	2mo	$120,000	$102	66
1240 Tulip St	0.42mi	2/1.5 (-1)	1,107 (-4%)	1mo	$135,000	$122	66
885 Brown St	0.30mi	4/2.0 (+1)	1,280 (+11%)	2mo	$93,500	$73	57
1243 Dietz Ave	0.39mi	2/1.0 (-1)	1,024 (-11%)	2mo	$90,000	$88	56
591 Hedden Ave	0.73mi	3/1.0	1,224 (+6%)	2mo	$63,500	$52	54

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: -7.6%
• Equity multiple: 0.71×
• Total profit: $-10,724
• Equity at exit: $19,980

10-year hold

• IRR: 3.8%
• Equity multiple: 1.30×
• Total profit: $11,102
• Equity at exit: $11,586

Cash invested: $37,520 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$703
• Tax from tax record: −$122 /mo · $1,461/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $139

Break-even live

Break-even rent $1,114

Max offer price $134,000

Occupancy floor 84%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	43d	1	0.10mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	43d	1	0.11mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	43d	1	0.11mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	23d	1	0.13mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	43d	1	0.15mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	43d	1	0.18mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	43d	1	0.20mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	43d	1	0.22mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	0.32mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.33mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.49mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	43d	1	0.50mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	14d	1	0.58mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	43d	1	0.62mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	43d	1	0.68mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	23d	1	0.69mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	43d	1	0.70mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	14d	1	0.71mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	21d	1	0.73mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	43d	1	0.74mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	14d	1	0.75mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	23d	1	0.76mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	23d	1	0.78mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	43d	1	0.84mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	43d	1	0.87mi
1005 Pardee Ave Akron, OH	2.0	1.0	862	$1,025	$1.19	43d	1	0.87mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	43d	1	0.88mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	43d	1	0.90mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	14d	1	0.91mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	43d	1	0.91mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	43d	1	0.91mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	43d	1	0.93mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	43d	1	0.93mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	0.93mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	43d	1	0.95mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	43d	1	0.97mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	43d	1	0.97mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$1,174	$1.03	14d	1	0.99mi
393 Cross St Unit 393 Akron, OH	2.0	1.0	864	$775	$0.90	43d	1	1.02mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	14d	14	1.03mi

Listing history 23 events

1. 2026-06-18
   days on market $134,000 Active 52 DOM
2. 2026-06-17
   days on market $134,000 Active 51 DOM
3. 2026-06-16
   days on market $134,000 Active 50 DOM
4. 2026-06-15
   days on market $134,000 Active 49 DOM
5. 2026-06-14
   days on market $134,000 Active 47 DOM
6. 2026-06-13
   days on market $134,000 Active 46 DOM
7. 2026-06-10
   days on market $134,000 Active 44 DOM
8. 2026-06-09
   days on market $134,000 Active 43 DOM
9. 2026-06-08
   days on market $134,000 Active 42 DOM
10. 2026-06-07
    days on market $134,000 Active 41 DOM
11. 2026-06-05
    days on market $134,000 Active 38 DOM
12. 2026-06-03
    pricedays on market $134,000 Active 37 DOM
13. 2026-06-02
    days on market $139,900 Active 36 DOM
14. 2026-06-01
    days on market $139,900 Active 35 DOM
15. 2026-05-31
    days on market $139,900 Active 34 DOM
16. 2026-05-31
    days on market $139,900 Active 33 DOM
17. 2026-05-14
    price $145,000 872-char remark
18. 2026-05-05
    price $149,900 872-char remark
19. 2026-04-27
    listed $150,000 Active 872-char remark
20. 2019-02-15
    soldstatus $20,000
21. 2019-02-14
    soldstatus $20,000 Sold 999-char remark

    Show marketing remark (999 chars)

    Colonial Home with Fenced Back Yard, Full Basement and Over Size, 1.5 Car Detached Garage. Looks like there have been some updating done over the past few years. Home does need work, this will make a good winter rehab project, Priced well for Area and Overall Condition. Blocks from I-77 on ramp, Metro Bus, Minutes to University and Downtown. Shopping and Convenience Marts within walking distance. Property is to be Sold AS-IS with all Faults and any/all remaining contents. Seller has no reports or disclosures. Buyer is responsible for due diligence in researching all taxes, assessments, violations, and any other intended end use with appropriate authority. Seller does not pay for inspections, warranties, repair, surveys. Agents see broker remarks for Offer instructions and requirements. Attachments must be signed and returned with your offer. Buyer assumes any/all violations and resulting compliance required by the SCHD or City Zoning Dept at Buyers own expense, IF outstanding orders o

22. 2019-01-30
    status Pending 999-char remark

    Show marketing remark (999 chars)

    Colonial Home with Fenced Back Yard, Full Basement and Over Size, 1.5 Car Detached Garage. Looks like there have been some updating done over the past few years. Home does need work, this will make a good winter rehab project, Priced well for Area and Overall Condition. Blocks from I-77 on ramp, Metro Bus, Minutes to University and Downtown. Shopping and Convenience Marts within walking distance. Property is to be Sold AS-IS with all Faults and any/all remaining contents. Seller has no reports or disclosures. Buyer is responsible for due diligence in researching all taxes, assessments, violations, and any other intended end use with appropriate authority. Seller does not pay for inspections, warranties, repair, surveys. Agents see broker remarks for Offer instructions and requirements. Attachments must be signed and returned with your offer. Buyer assumes any/all violations and resulting compliance required by the SCHD or City Zoning Dept at Buyers own expense, IF outstanding orders o

23. 2018-12-10
    listed $22,000 Active 999-char remark

    Show marketing remark (999 chars)

    Colonial Home with Fenced Back Yard, Full Basement and Over Size, 1.5 Car Detached Garage. Looks like there have been some updating done over the past few years. Home does need work, this will make a good winter rehab project, Priced well for Area and Overall Condition. Blocks from I-77 on ramp, Metro Bus, Minutes to University and Downtown. Shopping and Convenience Marts within walking distance. Property is to be Sold AS-IS with all Faults and any/all remaining contents. Seller has no reports or disclosures. Buyer is responsible for due diligence in researching all taxes, assessments, violations, and any other intended end use with appropriate authority. Seller does not pay for inspections, warranties, repair, surveys. Agents see broker remarks for Offer instructions and requirements. Attachments must be signed and returned with your offer. Buyer assumes any/all violations and resulting compliance required by the SCHD or City Zoning Dept at Buyers own expense, IF outstanding orders o

ⓘ 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: $1,461 · $122/mo
• Projected year-2 tax: $1,776 · $148/mo
• Expected delta: +$315/yr (+$26/mo · 21.5%)

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

Taxation est. · year 1

• Rental income: $15,485
• − Mortgage interest: −$7,506
• − Property taxes: −$1,461
• − Insurance: −$670
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$3,898
• Taxable loss: −$528
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $1,796/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

+509.1% since first listed

9 events — show timeline

• 2026-06-03 Price Changed $134,000 MLSNOW
• 2026-05-21 Price Changed $139,900 MLSNOW
• 2026-05-14 Price Changed $145,000 MLSNOW
• 2026-05-05 Price Changed $149,900 MLSNOW
• 2026-04-27 Listed $150,000 MLSNOW
• 2019-02-15 Sold (Public Records) $20,000 Public Records
• 2019-02-14 Sold (MLS) $20,000 MLSNOW
• 2019-01-30 Pending — MLSNOW
• 2018-12-10 Listed $22,000 MLSNOW

Property tax history

-0.4%/yr

Latest (2025): $1,461 · +0.1% YoY. Source: county tax records.