549 Bacon Ave · Akron, OH 44320

$35,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 29 Days on market

Built 1931 5,201 sqft lot $27/sqft · 59% below area ↓ 22% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with strong upside in Akron! This 3-bedroom, 1-bath property offers 1,296 sq ft and is ready for a full renovation, making it an excellent opportunity for fix-and-flip investors or long-term rental buyers looking to build equity. The roof is approximately 7 years old, and the electrical system was fully rewired last year, giving you a solid head start on major improvements. Interior has been taken down to the studs, allowing you to design and finish to your vision. Property is being sold as-is. Great opportunity to add value and maximize returns.

Key facts

• 5,201 sq ft lot
• Garage
• Built 1931

Property features AI

Exterior

• Parking: Detached garage with 1 garage space; Carport with 1 carport space
• Utilities: Public water; Public sewer
• Home design: Two-story home; Property listed as a fixer
• Construction: Built (year source: Public Records); Composition roof
• Exterior features: Wood siding exterior

Interior

• Bedrooms: Three bedrooms on the main level (10' x 10', 10' x 10', plus an 11' x 11' room)
• Bathrooms: One full bathroom on the main level (8' x 8')
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.6% 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: Rents rising (+1.6%/yr); 102 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); 52% 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 37% of the median local income ($41k/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 $242 of loan paydown is wiped out by about $1k 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 + 1.6% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1931 — 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: 3.59% ✓
• Cap rate: 29.63%
• Cash-on-cash: 83.33%
• DSCR: 4.71
• GRM: 2.3

CMA / ARV

• ARV (median comp): $86,147
• List price: $35,000
• Delta: -59.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 Madison Ave	0.30mi	3/1.0	1,308 (+1%)	2mo	$44,000	$34	83
379 Noble Ave	0.18mi	3/1.0	1,224 (-6%)	2mo	$90,000	$74	81
404 Noah Ave	0.19mi	3/1.0	1,192 (-8%)	1mo	$77,500	$65	77
322 Madison Ave	0.33mi	3/2.0	1,328 (+2%)	1mo	$49,000	$37	76
615 Noah Ave	0.30mi	3/1.5	1,418 (+9%)	2mo	$158,000	$111	66
761 Glendora Ave	0.45mi	3/1.0	1,210 (-7%)	3mo	$60,000	$50	66
801 Storer Ave	0.34mi	4/1.0 (+1)	1,423 (+10%)	3mo	$72,500	$51	60
910 Bye St	0.33mi	4/1.0 (+1)	1,457 (+12%)	1mo	$102,000	$70	58
978 Delia Ave	0.51mi	2/1.5 (-1)	1,199 (-8%)	1mo	$42,500	$35	55
677 Crossings Ln	0.42mi	3/2.5	1,440 (+11%)	1mo	$220,000	$153	55
968 Stadelman Ave	0.39mi	3/1.5	1,488 (+15%)	2mo	$104,000	$70	54
1037 Hardesty Blvd	0.73mi	3/1.0	1,109 (-14%)	2mo	$98,000	$88	40

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 82.1%
• Equity multiple: 4.68×
• Total profit: $36,052
• Equity at exit: $5,219

10-year hold

• IRR: 85.1%
• Equity multiple: 9.24×
• Total profit: $80,736
• Equity at exit: $3,026

Cash invested: $9,800 (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 44320

• Rents YoY: 1.6%
• Active inventory: 102
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$184
• Tax from tax record: −$113 /mo · $1,359/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $681

Break-even live

Break-even rent $394

Max offer price $35,000

Occupancy floor 41%

Sensitivity live

Price	-10% $700	-5% $690	+0% $681	+5% $671	+10% $661
Rent	-10% $581	-5% $631	+0% $681	+5% $730	+10% $780
Rate	-1.0pp $698	-0.5pp $689	base $681	+0.5pp $671	+1.0pp $662

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Noah Ave Akron, OH	2.0	1.0	1000	$1,050	$1.05	21d	1	0.14mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	14d	1	0.16mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	14d	1	0.22mi
916 Peckham St Akron, OH	2.0	1.0	936	$850	$0.91	44d	1	0.24mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	44d	1	0.27mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	14d	1	0.27mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	44d	1	0.31mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	44d	1	0.32mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	44d	1	0.33mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	14d	1	0.39mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	0.40mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	24d	1	0.45mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	24d	1	0.52mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	44d	1	0.52mi
724 Crosby St Akron, OH	2.0	1.0	1582	$995	$0.63	24d	1	0.67mi
724 Crosby St Unit 1 Akron, OH	2.0	1.0	1582	$995	$0.63	44d	1	0.67mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	44d	1	0.69mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	21d	1	0.70mi
199 Beck Ave Unit 2 Akron, OH	2.0	1.0	926	$1,300	$1.40	24d	1	0.75mi
678 Crosby St Unit 3 Akron, OH	2.0	1.0	1000	$780	$0.78	44d	1	0.75mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	44d	1	0.78mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	44d	1	0.79mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	44d	1	0.80mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	44d	7	0.80mi
80 Byers Ave Unit A Akron, OH	2.0	1.0	900	$995	$1.11	44d	1	0.82mi
627 Crosby St Unit B Akron, OH	4.0	1.0	1200	$875	$0.73	44d	1	0.84mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	14d	1	0.89mi
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	24d	6	0.91mi
502 Evelyn Ct Akron, OH	2.0	1.0	900	$950	$1.06	44d	1	0.96mi
152 S Balch St Akron, OH	3.0	1.5	1000	$1,195	$1.20	44d	1	0.96mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	14d	1	0.97mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	44d	1	1.01mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	44d	1	1.03mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	44d	1	1.05mi
25 N Rose Blvd Unit 1496095P Akron, OH	4.0	2.5	1603	$9,078	$5.66	21d	1	1.06mi
53 S Balch St Unit 55 Akron, OH	2.0	1.0	1500	$850	$0.57	14d	1	1.07mi
55 S Balch St Unit A Akron, OH	2.0	1.0	1500	$800	$0.53	24d	1	1.07mi
1161 Seward Ave Akron, OH	3.0	1.5	1000	$1,200	$1.20	14d	1	1.09mi
45 Oakdale Ave Akron, OH	2.0	1.0	1000	$900	$0.90	14d	1	1.12mi
45 Oakdale Ave Unit A Akron, OH	2.0	1.0	1000	$875	$0.88	24d	1	1.12mi

Listing history 7 events

1. 2026-06-05
   days on market $35,000 Active 29 DOM
2. 2026-06-03
   days on market $35,000 Active 28 DOM
3. 2026-06-02
   days on market $35,000 Active 27 DOM
4. 2026-06-01
   days on market $35,000 Active 26 DOM
5. 2026-05-31
   days on market $35,000 Active 25 DOM
6. 2026-05-31
   days on market $35,000 Active 24 DOM
7. 2026-05-06
   listed $45,000 Active 569-char remark

ⓘ 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: $1,359 · $113/mo
• Projected year-2 tax: $1,359 · $113/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 · 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: $15,068
• − Mortgage interest: −$1,961
• − Property taxes: −$1,359
• − Insurance: −$175
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$1,018
• Taxable income: $8,144
• Est. tax owed @ 24.0%: −$1,955
• After-tax cash flow: $6,212/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): 17,690
• Household income: $41,241
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 1316.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 27% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · 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: ▼ -117.69%
• Current HPI: 122.9888
• Rent YoY: ▲ 1.65%
• 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

-22.2% since first listed

3 events — show timeline

• 2026-06-06 Listing Removed — MLSNOW
• 2026-05-21 Price Changed $35,000 MLSNOW
• 2026-05-06 Listed $45,000 MLSNOW

Property tax history

+11.2%/yr

Latest (2025): $1,359 · -33.1% YoY. Source: county tax records.