894 W Exchange St · Akron, OH 44302

$120,000

4 bd · 1.0 ba · 1,850 sqft · SingleFamily public records · 15 Days on market

Built 1915 5,440 sqft lot Est $187k · 36% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated 3-4 bedroom Colonial in Highland Square. Inviting front porch is the perfect spot for a hanging porch swing and to enjoy your morning coffee. Kitchen has bright white cabinets and tile backsplash. Large living room with fireplace. Dining room with beautiful ceiling beams and built in cabinets. New LTV vinyl flooring on the first level. The second level features 3 bedrooms with new carpeting, a large updated custom tiled bathroom with a huge walk in closet / laundry area. The attic is finished and can be used for a 4th bedroom, playroom or office area. New windows, roof in 2021. Siding new 2023. Call for your private showing on this wonderful affordable home.

Key facts

• Flexible bonus space
• Newer vinyl windows
• Custom tile work

Tags

• LARGE COVERED FRONT PORCH
• UPDATED KITCHEN
• CUSTOM TILE WORK
• FLEXIBLE BONUS SPACE
• NEWER VINYL WINDOWS
• LOW-MAINTENANCE IMPROVEMENTS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water service; Public sewer
• Home design: Vinyl-sided construction; Shingle roof; Above-grade finished living area approximately 1,850
• Construction: Vinyl siding; Shingle roof; Year built per public records
• Exterior features: Public water; Public sewer

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air gas heating; Ceiling fan(s) for cooling
• Interior features: Unfinished basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 27 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 43% 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 $830 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $100k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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. 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.
5. 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.
6. 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: 9.86%
• Cash-on-cash: 12.74%
• DSCR: 1.57
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $186,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 S Portage Path	0.17mi	3/1.5 (-1)	1,848 (-0%)	1mo	$196,000	$106	84
101 Marvin Ave	0.36mi	4/1.0	1,747 (-6%)	2mo	$179,900	$103	73
71 Dodge Ave	0.26mi	5/2.0 (+1)	1,920 (+4%)	3mo	$128,000	$67	70
1007 Delia Ave	0.29mi	4/1.0	1,602 (-13%)	2mo	$117,000	$73	62
359 Beechwood Dr	0.31mi	4/2.0	1,654 (-11%)	3mo	$167,000	$101	61
320 Wildwood Ave	0.23mi	5/2.0 (+1)	2,040 (+10%)	3mo	$113,300	$56	61
16 Orchard Rd	0.63mi	4/2.0	1,884 (+2%)	3mo	$165,000	$88	61
952 Jefferson Ave	0.26mi	3/2.0 (-1)	1,618 (-12%)	2mo	$195,000	$121	56
487 Bacon Ave	0.51mi	5/1.5 (+1)	1,980 (+7%)	3mo	$153,000	$77	55
428 Aqueduct St	0.74mi	3/2.5 (-1)	1,840 (-0%)	2mo	$265,000	$144	52
212 Gale St	0.62mi	4/1.5	1,671 (-10%)	2mo	$115,000	$69	51
205 Edgerton Rd	0.65mi	3/1.0 (-1)	1,672 (-10%)	2mo	$210,000	$126	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,309
• Equity at exit: $17,892

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $32,289
• Equity at exit: $10,375

Cash invested: $33,600 (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 44302

• Active inventory: 27
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,534 high
• Mortgage (P&I): −$629
• Tax from tax record: −$176 /mo · $2,106/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $357

Break-even live

Break-even rent $1,082

Max offer price $120,000

Occupancy floor 72%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	21d	1	0.28mi
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	23d	6	0.29mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	43d	1	0.31mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	43d	1	0.36mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	14d	1	0.37mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	43d	1	0.42mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	43d	1	0.42mi
25 N Rose Blvd Unit 1496095P Akron, OH	4.0	2.5	1603	$9,078	$5.66	21d	1	0.46mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	14d	1	0.62mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	14d	1	0.69mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	14d	1	0.73mi
218 Twin Oaks Rd Unit 222-16 Akron, OH	3.0	2.0	1400	$1,500	$1.07	43d	1	0.73mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	23d	1	0.74mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	43d	1	0.78mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	14d	1	0.85mi
686 East Ave Akron, OH	4.0	2.0	2032	$1,700	$0.84	43d	1	0.97mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	43d	1	0.97mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	43d	1	0.97mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	43d	1	1.41mi

Listing history 12 events

1. 2026-06-01
   status $120,000 Pending 15 DOM
2. 2026-05-31
   days on market $120,000 Active 15 DOM
3. 2026-05-31
   days on market $120,000 Active 14 DOM
4. 2026-05-16
   listed $120,000 Active
5. 2025-04-02
   historical $1,200
6. 2025-02-27
   listed $1,200
7. 2023-10-13
   soldstatus $99,500
8. 2023-10-05
   soldstatus $99,500 Closed 678-char remark

   Show marketing remark (678 chars)

   Renovated 3-4 bedroom Colonial in Highland Square. Inviting front porch is the perfect spot for a hanging porch swing and to enjoy your morning coffee. Kitchen has bright white cabinets and tile backsplash. Large living room with fireplace. Dining room with beautiful ceiling beams and built in cabinets. New LTV vinyl flooring on the first level. The second level features 3 bedrooms with new carpeting, a large updated custom tiled bathroom with a huge walk in closet / laundry area. The attic is finished and can be used for a 4th bedroom, playroom or office area. New windows, roof in 2021. Siding new 2023. Call for your private showing on this wonderful affordable home.

9. 2023-09-12
   status Pending 678-char remark

   Show marketing remark (678 chars)

   Renovated 3-4 bedroom Colonial in Highland Square. Inviting front porch is the perfect spot for a hanging porch swing and to enjoy your morning coffee. Kitchen has bright white cabinets and tile backsplash. Large living room with fireplace. Dining room with beautiful ceiling beams and built in cabinets. New LTV vinyl flooring on the first level. The second level features 3 bedrooms with new carpeting, a large updated custom tiled bathroom with a huge walk in closet / laundry area. The attic is finished and can be used for a 4th bedroom, playroom or office area. New windows, roof in 2021. Siding new 2023. Call for your private showing on this wonderful affordable home.

10. 2023-09-08
    price $110,000 678-char remark

    Show marketing remark (678 chars)

    Renovated 3-4 bedroom Colonial in Highland Square. Inviting front porch is the perfect spot for a hanging porch swing and to enjoy your morning coffee. Kitchen has bright white cabinets and tile backsplash. Large living room with fireplace. Dining room with beautiful ceiling beams and built in cabinets. New LTV vinyl flooring on the first level. The second level features 3 bedrooms with new carpeting, a large updated custom tiled bathroom with a huge walk in closet / laundry area. The attic is finished and can be used for a 4th bedroom, playroom or office area. New windows, roof in 2021. Siding new 2023. Call for your private showing on this wonderful affordable home.

11. 2023-09-05
    listed $115,000 Active 678-char remark

    Show marketing remark (678 chars)

    Renovated 3-4 bedroom Colonial in Highland Square. Inviting front porch is the perfect spot for a hanging porch swing and to enjoy your morning coffee. Kitchen has bright white cabinets and tile backsplash. Large living room with fireplace. Dining room with beautiful ceiling beams and built in cabinets. New LTV vinyl flooring on the first level. The second level features 3 bedrooms with new carpeting, a large updated custom tiled bathroom with a huge walk in closet / laundry area. The attic is finished and can be used for a 4th bedroom, playroom or office area. New windows, roof in 2021. Siding new 2023. Call for your private showing on this wonderful affordable home.

12. 1986-07-15
    soldstatus $12,100

ⓘ 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: $2,106 · $176/mo
• Projected year-2 tax: $2,106 · $176/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 ≥97°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: $18,402
• − Mortgage interest: −$6,722
• − Property taxes: −$2,106
• − Insurance: −$600
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$3,491
• Taxable income: $2,539
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $3,671/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): 5,474
• Household income: $42,400
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 372.0

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 51% Black 34% Two or more races 8% Asian 4% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Romanian 3% Lithuanian 2%
• Foreign-born: 7% · India, Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 1% Other Indo-European 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: ▼ -127.53%
• Current HPI: 209.7327
• Rent YoY: —
• 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

+891.7% since first listed

9 events — show timeline

• 2026-05-16 Listed $120,000 MLSNOW
• 2025-04-02 Rental Removed $1,200 PROPERTYWARE
• 2025-02-27 Listed for Rent $1,200 PROPERTYWARE
• 2023-10-13 Sold (Public Records) $99,500 Public Records
• 2023-10-05 Sold (MLS) $99,500 MLSNOW
• 2023-09-12 Pending — MLSNOW
• 2023-09-08 Price Changed $110,000 MLSNOW
• 2023-09-05 Listed $115,000 MLSNOW
• 1986-07-15 Sold (Public Records) $12,100 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,106 · +0.1% YoY. Source: county tax records.