799 Fess Ave · Akron, OH 44307

$99,900

3 bd · 1.0 ba · 1,234 sqft · SingleFamily public records · 11 Days on market

Built 1919 4,199 sqft lot Est $111k · 10% 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 +28.0/30.0
• ARV discount +12.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.3/10.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Nice 3 bedroom colonial. Located close to Vodem Blvd.

Key facts

• Covered front porch
• Finished third floor
• Renovated kitchen

Tags

• COVERED FRONT PORCH
• RENOVATED KITCHEN
• FINISHED THIRD FLOOR
• FULL BASEMENT

Property features AI

Finance

• Financial info: Annual tax information available (details excluded per instructions)

Exterior

• Parking: Driveway
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Single-family property (assessor records); Above-grade finished area approximately 1,234; Below-grade finished area reported by owner
• Construction: Built (year source: assessor); Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Front porch; City lot; Has a view; No additional exterior features listed

Interior

• Kitchen: Details not provided
• Bedrooms: Count not specified
• Flooring: Wood flooring (in bonus room)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Ceiling fans
• Interior features: Full basement; Bonus room (third level)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.0% 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.
• Zoned schools: Crouse Community Learning Center (math 2% / reading 17%, grade F, #1,471 of 1,584 statewide, top 95%, 393 students, 0% FRL); National Inventors Hall of Fame School Center For Stem (math 45% / reading 56%, grade C, #413 of 654 statewide, top 63%, 406 students, 0% FRL); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 47% at this address vs 26% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 42 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• At $1,226/mo this rent would consume 53% of the median local household income ($28k/yr) (locally 787% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $495 of equity ($691 loan paydown + $-196 appreciation (-0.2% local appreciation)).
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 23y 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 $42k; list at $100k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1919 — 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: 1.23% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.31%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $111,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Longview Ave	0.05mi	3/1.0	1,152 (-7%)	3mo	$53,701	$47	84
923 Russell Ave	0.42mi	3/1.0	1,244 (+1%)	1mo	$142,000	$114	78
1352 Diagonal Rd	0.42mi	3/1.0	1,200 (-3%)	5mo	$108,500	$90	71
738 Longview Ave	0.19mi	3/1.5	1,366 (+11%)	6mo	$89,900	$66	66
1194 Diagonal Rd	0.55mi	3/1.0	1,295 (+5%)	4mo	$48,650	$38	62
1132 Bristol Ter	0.36mi	3/1.0	1,382 (+12%)	4mo	$92,000	$67	60
966 La Belle Ave	0.50mi	2/1.0 (-1)	1,170 (-5%)	5mo	$105,000	$90	59
1144 Vernon Odom Blvd	0.40mi	3/2.0	1,351 (+10%)	7mo	$239,900	$178	56
977 Raymond St	0.75mi	2/1.0 (-1)	1,262 (+2%)	1mo	$168,000	$133	55
1255 Dover Ave	0.54mi	3/1.0	1,383 (+12%)	3mo	$150,000	$108	52
861 Glenn St	0.66mi	3/2.0	1,300 (+5%)	5mo	$157,000	$121	52
1041 Diagonal Rd	0.73mi	3/1.5	1,332 (+8%)	3mo	$30,000	$23	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.57×
• Total profit: $15,919
• Equity at exit: $28,031

10-year hold

• IRR: 17.0%
• Equity multiple: 2.84×
• Total profit: $51,381
• Equity at exit: $32,924

Cash invested: $27,972 (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 44307

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$524
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $310

Break-even live

Break-even rent $834

Max offer price $99,900

Occupancy floor 70%

Sensitivity live

Price	-10% $367	-5% $339	+0% $310	+5% $282	+10% $254
Rent	-10% $213	-5% $262	+0% $310	+5% $359	+10% $407
Rate	-1.0pp $361	-0.5pp $336	base $310	+0.5pp $284	+1.0pp $258

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	45d	1	0.23mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	22d	1	0.28mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	45d	1	0.33mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	25d	1	0.35mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	45d	1	0.35mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	45d	1	0.38mi
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	25d	1	0.40mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	45d	1	0.51mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	45d	1	0.56mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	45d	1	0.59mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	25d	1	0.65mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	45d	1	0.67mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	45d	1	0.68mi
1040 Mercer Ave Akron, OH	3.0	1.0	850	$1,400	$1.65	22d	1	0.72mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	25d	1	0.72mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	22d	1	0.80mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	45d	1	0.86mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	25d	1	0.87mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	45d	1	0.90mi
1310 Bellevue Ave Unit Right Akron, OH	2.0	1.0	800	$990	$1.24	45d	1	0.96mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	45d	1	0.98mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	45d	1	1.01mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	15d	1	1.02mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	25d	1	1.04mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	25d	1	1.07mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	25d	1	1.08mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	45d	1	1.10mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	45d	1	1.10mi
1335 Thurston St Unit 1335 Akron, OH	2.0	1.0	700	$825	$1.18	15d	1	1.11mi
1339 Thurston St Unit 1339 Akron, OH	2.0	1.0	700	$825	$1.18	45d	1	1.11mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	15d	1	1.12mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	25d	1	1.14mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	15d	1	1.16mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	25d	1	1.21mi
1161 Seward Ave Akron, OH	3.0	1.5	1000	$1,200	$1.20	15d	1	1.22mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	25d	1	1.28mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	25d	1	1.30mi
465 Grace Ave Akron, OH	2.0	1.0	850	$850	$1.00	45d	1	1.38mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	15d	1	1.38mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	45d	1	1.39mi

Listing history 8 events

1. 2026-06-21
   days on market $99,900 Active 11 DOM
2. 2026-06-18
   days on market $99,900 Active 8 DOM
3. 2026-06-17
   days on market $99,900 Active 7 DOM
4. 2026-06-16
   days on market $99,900 Active 6 DOM
5. 2026-06-15
   days on market $99,900 Active 5 DOM
6. 2026-06-14
   days on market $99,900 Active 3 DOM
7. 2026-06-13
   remarks 693-char remark
8. 2026-06-13
   listed $99,900 Active 2 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: $1,118 · $93/mo
• Projected year-2 tax: $1,338 · $112/mo
• Expected delta: +$220/yr (+$18/mo · 19.7%)

ⓘ 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 2/10 Low 6 d/yr ≥96°F today · 15 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: $14,718
• − Mortgage interest: −$5,596
• − Property taxes: −$1,118
• − Insurance: −$500
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,906
• Taxable income: $2,244
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $3,185/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): 6,653
• Household income: $27,697
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 787.0

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 Black (73%)
• Race & ethnicity: Black 73% White 17% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -0.20%
• Current HPI: 81.3728
• 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

+185.4% since first listed

13 events — show timeline

• 2026-06-10 Listed $99,900 MLSNOW
• 2021-01-05 Sold (MLS) $42,000 MLSNOW
• 2020-10-11 Pending — MLSNOW
• 2020-10-08 Listed $44,900 MLSNOW
• 2007-06-30 Listing Removed — MLSNOW
• 2006-04-06 Listed $49,900 MLSNOW
• 2006-03-16 Listing Removed — MLSNOW
• 2005-09-16 Listed $54,900 MLSNOW
• 2004-06-17 Listing Removed — MLSNOW
• 2003-10-22 Listed $54,000 MLSNOW
• 2003-10-11 Listing Removed — MLSNOW
• 2003-06-11 Listed $55,000 MLSNOW
• 1995-02-28 Sold (Public Records) $35,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,118 · +0.2% YoY. Source: county tax records.