1270 Welsh Ave · Akron, OH 44314

$89,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 20 Days on market

Built 1909 3,598 sqft lot $86/sqft · at area comps Est $94k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +9.3/15.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located home offering a great opportunity for an owner-occupant or investor. Move in as-is or make updates over time to suit your needs. Close to Portage Lakes and nearby parks, with easy access to everyday amenities.

Key facts

• Nearby parks
• Conveniently located
• 3,598 sq ft lot

Tags

• CONVENIENTLY LOCATED
• CLOSE TO PORTAGE LAKES
• NEARBY PARKS
• EASY ACCESS TO AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 (+3.9%/yr); 104 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% 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 $622 of loan paydown is wiped out by about $3k 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 + 3.9% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1909 — 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: 1.43% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.95%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (median comp): $93,547
• List price: $89,900
• Delta: -3.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1270 Welsh Ave	0.00mi	3/1.0	1,040 (0%)	1mo	$80,000	$77	99
2650 30th St SW	0.27mi	3/1.0	1,134 (+9%)	1mo	$62,500	$55	72
1240 W Waterloo Rd	0.27mi	3/2.0	960 (-8%)	1mo	$137,500	$143	70
1201 Weiser Ave	0.30mi	3/1.0	1,144 (+10%)	1mo	$137,000	$120	69
1288 Nestor Ave	0.34mi	2/1.5 (-1)	968 (-7%)	1mo	$125,000	$129	65
134 Hazelwood Ave	0.59mi	3/2.0	1,062 (+2%)	2mo	$212,500	$200	64
1451 Grand Blvd	0.71mi	3/1.0	960 (-8%)	0mo	$145,500	$152	54
2209 26th St SW	0.63mi	3/2.0	1,112 (+7%)	2mo	$125,000	$112	53
1146 Wooster Rd N	0.39mi	4/1.0 (+1)	906 (-13%)	3mo	$38,000	$42	53
324 W State St	0.61mi	3/2.0	1,131 (+9%)	0mo	$210,000	$186	53
176 Grace Ave	0.75mi	3/2.0	960 (-8%)	2mo	$220,000	$229	47
1304 Kellogg Ave	0.68mi	2/2.0 (-1)	1,148 (+10%)	2mo	$91,800	$80	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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.48×
• Total profit: $11,957
• Equity at exit: $13,404

10-year hold

• IRR: 21.5%
• Equity multiple: 2.91×
• Total profit: $48,061
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$471
• Tax from tax record: −$111 /mo · $1,334/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $397

Break-even live

Break-even rent $785

Max offer price $89,900

Occupancy floor 64%

Sensitivity live

Price	-10% $448	-5% $423	+0% $397	+5% $372	+10% $347
Rent	-10% $296	-5% $347	+0% $397	+5% $448	+10% $499
Rate	-1.0pp $443	-0.5pp $420	base $397	+0.5pp $374	+1.0pp $350

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	0.26mi
1253 California Ave Akron, OH	2.0	1.0	780	$950	$1.22	24d	1	0.27mi
1253 California Ave Akron, OH	2.0	1.0	780	$1,100	$1.41	45d	1	0.27mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	22d	1	0.30mi
1169 Weiser Ave Akron, OH	2.0	1.0	768	$950	$1.24	45d	1	0.32mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	45d	1	0.49mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	22d	1	0.49mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	15d	1	0.69mi
2569 Romig Rd Unit 2561-16 Akron, OH	2.0	1.5	810	$1,125	$1.39	15d	1	0.73mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	24d	1	0.75mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	15d	1	0.83mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	15d	1	0.85mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	45d	1	0.95mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	45d	1	1.07mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	15d	1	1.09mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	45d	1	1.11mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	45d	1	1.14mi
653 Washington Ave Barberton, OH	4.0	2.0	1360	$1,600	$1.18	22d	1	1.18mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	15d	1	1.20mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	22d	1	1.22mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	15d	1	1.24mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	24d	1	1.25mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	1.37mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	22d	1	1.50mi

Listing history 14 events

1. 2026-05-05
   status Pending 230-char remark

   Show marketing remark (230 chars)

   Conveniently located home offering a great opportunity for an owner-occupant or investor. Move in as-is or make updates over time to suit your needs. Close to Portage Lakes and nearby parks, with easy access to everyday amenities.

2. 2026-04-15
   listed $89,900 Active 230-char remark

   Show marketing remark (230 chars)

   Conveniently located home offering a great opportunity for an owner-occupant or investor. Move in as-is or make updates over time to suit your needs. Close to Portage Lakes and nearby parks, with easy access to everyday amenities.

3. 2024-09-03
   soldstatus $82,000
4. 2024-08-27
   status Pending 458-char remark

   Show marketing remark (458 chars)

   Welcome to this 3 bedroom 1 bath in Akron, OH. Located on a dead end street this home provides privacy to the next homeowner! Entering the front door is a cozy livingroom and dining area, equipped with a second refrigerator. Through the kitchen to the backdoor you'll find a backyard perfect for enjoyment yet at a manageable size! The second floor includes three bedrooms with carpet and a full bathroom with tile flooring. Call today to schedule your tour!

5. 2024-08-26
   soldstatus $82,000 Closed 458-char remark

   Show marketing remark (458 chars)

   Welcome to this 3 bedroom 1 bath in Akron, OH. Located on a dead end street this home provides privacy to the next homeowner! Entering the front door is a cozy livingroom and dining area, equipped with a second refrigerator. Through the kitchen to the backdoor you'll find a backyard perfect for enjoyment yet at a manageable size! The second floor includes three bedrooms with carpet and a full bathroom with tile flooring. Call today to schedule your tour!

6. 2024-07-31
   historical Contingent 458-char remark

   Show marketing remark (458 chars)

   Welcome to this 3 bedroom 1 bath in Akron, OH. Located on a dead end street this home provides privacy to the next homeowner! Entering the front door is a cozy livingroom and dining area, equipped with a second refrigerator. Through the kitchen to the backdoor you'll find a backyard perfect for enjoyment yet at a manageable size! The second floor includes three bedrooms with carpet and a full bathroom with tile flooring. Call today to schedule your tour!

7. 2024-07-25
   listed $79,999 Active 458-char remark

   Show marketing remark (458 chars)

   Welcome to this 3 bedroom 1 bath in Akron, OH. Located on a dead end street this home provides privacy to the next homeowner! Entering the front door is a cozy livingroom and dining area, equipped with a second refrigerator. Through the kitchen to the backdoor you'll find a backyard perfect for enjoyment yet at a manageable size! The second floor includes three bedrooms with carpet and a full bathroom with tile flooring. Call today to schedule your tour!

8. 2020-03-31
   soldstatus $49,900
9. 2002-06-27
   soldstatus $45,000
10. 2002-04-02
    listed $63,900
11. 1990-04-05
    soldstatus $10,000
12. 1989-09-15
    soldstatus $21,000
13. 1986-12-29
    soldstatus $54,750
14. 1985-12-27
    soldstatus $16,500

ⓘ 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: $1,334 · $111/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$34/yr (+$3/mo · 2.6%)

ⓘ 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: $15,456
• − Mortgage interest: −$5,036
• − Property taxes: −$1,334
• − Insurance: −$450
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$2,615
• Taxable income: $3,549
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $3,918/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

+444.8% since first listed

14 events — show timeline

• 2026-05-05 Pending — MLSNOW
• 2026-04-15 Listed $89,900 MLSNOW
• 2024-09-03 Sold (Public Records) $82,000 Public Records
• 2024-08-27 Pending — MLSNOW
• 2024-08-26 Sold (MLS) $82,000 MLSNOW
• 2024-07-31 Contingent — MLSNOW
• 2024-07-25 Listed $79,999 MLSNOW
• 2020-03-31 Sold (Public Records) $49,900 Public Records
• 2002-06-27 Sold (Public Records) $45,000 Public Records
• 2002-04-02 Listed $63,900 MLSNOW
• 1990-04-05 Sold (Public Records) $10,000 Public Records
• 1989-09-15 Sold (Public Records) $21,000 Public Records
• 1986-12-29 Sold (Public Records) $54,750 Public Records
• 1985-12-27 Sold (Public Records) $16,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,334 · +0.2% YoY. Source: county tax records.