2183 25th St SW · Akron, OH 44314

$130,000

3 bd · 1.5 ba · 1,653 sqft · SingleFamily public records · 5 Days on market

Built 1918 5,039 sqft lot Est $116k · 12% 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 +22.1/30.0
• DSCR +7.1/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2183 25th Street! This home has been updated throughout and would be a great starter home! There is space to grow with 3, possibly 4 bedrooms (third floor), 2 full baths, large living and dining areas, the kitchen has a ton of cabinets/counter space, natural light, pantry and plenty of room for a table/chairs. There is an enclosed front porch and a 2-car detached garage on a corner lot! The basement is clean and usable. Glass block windows. Updates include: Paint throughout - 2025, second floor bath tub and surround - 2025, roof - about 10 years, mostly newer windows - 2025, flooring - 2025 and much more! Call your favorite Realtor today to schedule your private showing!

Key facts

• New appliances
• Abundant cabinetry
• Lvp flooring

Tags

• ENCLOSED FRONT PORCH
• LVP FLOORING
• ABUNDANT CABINETRY
• WALK-IN PANTRY
• NEW APPLIANCES
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Detached carport; Detached 2-car garage; Garage faces side; On-street parking
• Utilities: Public water; Public sewer
• Home design: 3 stories; Faces west; Updated/remodeled condition
• Construction: Block and wood siding construction; Shingle roof; Brick, stone, and block foundation; Built year from public records
• Exterior features: Private yard; Enclosed patio/porch; Patio; Porch; Rain gutters; Corner lot

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: Total of 9 rooms (bedroom count not specified); Basement level present
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas heating; Ceiling fans for cooling
• Interior features: Ceiling fan(s); Eat-in kitchen; Pantry; Wood window frames; Partially furnished
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 35% of the median local income ($47k/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 $899 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 33y 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.

Risks & watch-outs

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

Recommended offer $130,000

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.06% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $115,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1037 Harpster Ave	0.25mi	3/2.5	1,739 (+5%)	1mo	$175,000	$101	75
2253 East Ave	0.22mi	3/1.0	1,464 (-11%)	8mo	$73,000	$50	62
2273 14th St SW	0.61mi	4/1.5 (+1)	1,656 (+0%)	8mo	$125,000	$75	60
898 Iona Ave	0.55mi	4/2.0 (+1)	1,698 (+3%)	6mo	$51,000	$30	58
867 Battles Ave	0.58mi	4/1.5 (+1)	1,597 (-3%)	6mo	$111,900	$70	57
962 Iona Ave	0.45mi	3/1.0	1,443 (-13%)	2mo	$132,000	$91	54
1495 Kenmore Blvd	0.55mi	4/2.0 (+1)	1,584 (-4%)	10mo	$85,000	$54	52
2163 13th St SW	0.64mi	3/2.0	1,480 (-10%)	7mo	$145,900	$99	45
2016 13th St SW	0.68mi	3/1.0	1,828 (+11%)	6mo	$87,300	$48	44
2160 12th St SW	0.67mi	3/1.0	1,445 (-13%)	8mo	$75,000	$52	40
844 Harrison Ave	0.66mi	4/2.5 (+1)	1,505 (-9%)	10mo	$46,500	$31	38
2231 13th St SW	0.64mi	4/1.0 (+1)	1,418 (-14%)	8mo	$100,000	$71	33

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: $-6,518
• Equity at exit: $19,383

10-year hold

• IRR: 6.0%
• Equity multiple: 1.46×
• Total profit: $16,779
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,381 high
• Mortgage (P&I): −$682
• Tax from tax record: −$147 /mo · $1,766/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $208

Break-even live

Break-even rent $1,118

Max offer price $130,000

Occupancy floor 80%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	0.25mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	14d	1	0.28mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	0.35mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	21d	1	0.40mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	0.61mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	44d	1	0.62mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	44d	1	0.65mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	44d	1	0.65mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	14d	1	0.71mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	23d	1	0.73mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	0.84mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	14d	1	0.85mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	1.13mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	1.27mi

Listing history 20 events

1. 2026-05-22
   listed $130,000 Active
2. 2025-10-14
   soldstatus $119,000
3. 2025-10-10
   soldstatus $119,000 Closed 696-char remark

   Show marketing remark (696 chars)

   Welcome to 2183 25th Street! This home has been updated throughout and would be a great starter home! There is space to grow with 3, possibly 4 bedrooms (third floor), 2 full baths, large living and dining areas, the kitchen has a ton of cabinets/counter space, natural light, pantry and plenty of room for a table/chairs. There is an enclosed front porch and a 2-car detached garage on a corner lot! The basement is clean and usable. Glass block windows. Updates include: Paint throughout - 2025, second floor bath tub and surround - 2025, roof - about 10 years, mostly newer windows - 2025, flooring - 2025 and much more! Call your favorite Realtor today to schedule your private showing!

4. 2025-10-08
   status Pending 696-char remark

   Show marketing remark (696 chars)

   Welcome to 2183 25th Street! This home has been updated throughout and would be a great starter home! There is space to grow with 3, possibly 4 bedrooms (third floor), 2 full baths, large living and dining areas, the kitchen has a ton of cabinets/counter space, natural light, pantry and plenty of room for a table/chairs. There is an enclosed front porch and a 2-car detached garage on a corner lot! The basement is clean and usable. Glass block windows. Updates include: Paint throughout - 2025, second floor bath tub and surround - 2025, roof - about 10 years, mostly newer windows - 2025, flooring - 2025 and much more! Call your favorite Realtor today to schedule your private showing!

5. 2025-10-02
   status Active 696-char remark

   Show marketing remark (696 chars)

   Welcome to 2183 25th Street! This home has been updated throughout and would be a great starter home! There is space to grow with 3, possibly 4 bedrooms (third floor), 2 full baths, large living and dining areas, the kitchen has a ton of cabinets/counter space, natural light, pantry and plenty of room for a table/chairs. There is an enclosed front porch and a 2-car detached garage on a corner lot! The basement is clean and usable. Glass block windows. Updates include: Paint throughout - 2025, second floor bath tub and surround - 2025, roof - about 10 years, mostly newer windows - 2025, flooring - 2025 and much more! Call your favorite Realtor today to schedule your private showing!

6. 2025-09-16
   historical Contingent 696-char remark

   Show marketing remark (696 chars)

   Welcome to 2183 25th Street! This home has been updated throughout and would be a great starter home! There is space to grow with 3, possibly 4 bedrooms (third floor), 2 full baths, large living and dining areas, the kitchen has a ton of cabinets/counter space, natural light, pantry and plenty of room for a table/chairs. There is an enclosed front porch and a 2-car detached garage on a corner lot! The basement is clean and usable. Glass block windows. Updates include: Paint throughout - 2025, second floor bath tub and surround - 2025, roof - about 10 years, mostly newer windows - 2025, flooring - 2025 and much more! Call your favorite Realtor today to schedule your private showing!

7. 2025-09-10
   listed $119,900 Active 696-char remark

   Show marketing remark (696 chars)

   Welcome to 2183 25th Street! This home has been updated throughout and would be a great starter home! There is space to grow with 3, possibly 4 bedrooms (third floor), 2 full baths, large living and dining areas, the kitchen has a ton of cabinets/counter space, natural light, pantry and plenty of room for a table/chairs. There is an enclosed front porch and a 2-car detached garage on a corner lot! The basement is clean and usable. Glass block windows. Updates include: Paint throughout - 2025, second floor bath tub and surround - 2025, roof - about 10 years, mostly newer windows - 2025, flooring - 2025 and much more! Call your favorite Realtor today to schedule your private showing!

8. 2015-08-25
   status Pending 155-char remark

   Show marketing remark (155 chars)

   Selling as is. Buyer will be responsible for all inspections and due diligence. Seller will make no repairs or concessions. Proof of funds with all offers.

9. 2015-08-21
   soldstatus $6,500 Sold 155-char remark

   Show marketing remark (155 chars)

   Selling as is. Buyer will be responsible for all inspections and due diligence. Seller will make no repairs or concessions. Proof of funds with all offers.

10. 2015-07-27
    historical Contingent 155-char remark

    Show marketing remark (155 chars)

    Selling as is. Buyer will be responsible for all inspections and due diligence. Seller will make no repairs or concessions. Proof of funds with all offers.

11. 2015-06-27
    price $8,900 155-char remark

    Show marketing remark (155 chars)

    Selling as is. Buyer will be responsible for all inspections and due diligence. Seller will make no repairs or concessions. Proof of funds with all offers.

12. 2015-05-16
    listed $13,900 Active 155-char remark

    Show marketing remark (155 chars)

    Selling as is. Buyer will be responsible for all inspections and due diligence. Seller will make no repairs or concessions. Proof of funds with all offers.

13. 2014-11-09
    historical
14. 2014-02-03
    listed $20,000
15. 2011-04-01
    soldstatus $10,000
16. 2010-12-08
    listed $16,000
17. 2008-11-07
    soldstatus $9,500
18. 2008-04-04
    listed $13,900
19. 1993-05-24
    soldstatus $52,500
20. 1993-03-03
    listed $53,900

ⓘ 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: $1,766 · $147/mo
• Projected year-2 tax: $1,897 · $158/mo
• Expected delta: +$131/yr (+$11/mo · 7.4%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,576
• − Mortgage interest: −$7,282
• − Property taxes: −$1,766
• − Insurance: −$650
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$3,782
• Taxable income: $444
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $2,392/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

+141.2% since first listed

20 events — show timeline

• 2026-05-22 Listed $130,000 MLSNOW
• 2025-10-14 Sold (Public Records) $119,000 Public Records
• 2025-10-10 Sold (MLS) $119,000 MLSNOW
• 2025-10-08 Pending — MLSNOW
• 2025-10-02 Relisted — MLSNOW
• 2025-09-16 Contingent — MLSNOW
• 2025-09-10 Listed $119,900 MLSNOW
• 2015-08-25 Pending — MLSNOW
• 2015-08-21 Sold (MLS) $6,500 MLSNOW
• 2015-07-27 Contingent — MLSNOW
• 2015-06-27 Price Changed $8,900 MLSNOW
• 2015-05-16 Listed $13,900 MLSNOW
• 2014-11-09 Listing Removed — MLSNOW
• 2014-02-03 Listed $20,000 MLSNOW
• 2011-04-01 Sold (MLS) $10,000 MLSNOW
• 2010-12-08 Listed $16,000 MLSNOW
• 2008-11-07 Sold (MLS) $9,500 MLSNOW
• 2008-04-04 Listed $13,900 MLSNOW
• 1993-05-24 Sold (Public Records) $52,500 Public Records
• 1993-03-03 Listed $53,900 MLSNOW

Property tax history

+0.8%/yr

Latest (2025): $1,766 · +0.1% YoY. Source: county tax records.