1611 Treetop Trl Unit B · Akron, OH 44313

$59,900

2 bd · 1.0 ba · 900 sqft · Condo · 6 Days on market

Built 1984 $326/mo HOA · 25% of rent

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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
• Schools +4.6/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing location for this 2 brm 1 ba ranch condo located in Timbertop. This one is tucked in on a dead end road with a private setting and wooded view from deck. The low HOA monthly fees include your heat, water, trash, sewer and pool. This one story floor plan has had many recent updates including bathroom new in 22', A/C 23', disposal 24', stove/fridge 25', flooring/paint 25' and some lights 25'. This one is clean and move in ready. First floor laundry room with washer/dryer included. There is also a one car detached garage with opener and new garage door in 23'. Located close to shopping, restaurants, Merriman Valley and Sand Run Pkwy. Looking to add to your portfolio or an affordable home, this one has so much to offer at this price. Many updates and will make a great house to call HOME!

Key facts

• Recent updates
• First floor laundry
• Private setting

Tags

• PRIVATE SETTING
• WOODED VIEW
• RECENT UPDATES
• FIRST FLOOR LAUNDRY
• DETACHED GARAGE
• CLOSE TO SHOPPING

Property features AI

Finance

• Financial info: Pets: contact association
• HOA & community: Monthly association fee; Association covers management, heat, grounds and structure maintenance, recreation facilities, sewer, snow removal, trash, and water; Community features include common grounds and a pool

Exterior

• Parking: Concrete driveway; 1-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-story home; Updated/remodeled; Entry at level 1; Attached property
• Construction: Wood siding; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Deck; Porch; Dead-end lot; Has a view; Private in-ground pool (association/community)

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air; Wall unit(s); Electric baseboard heating
• Interior features: Open floorplan; Double pane windows; Electric and wood-burning fireplace
• Laundry & utility: Laundry inside on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 11.9% 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.
• Woodridge Local (rural): math 49% / reading 59% proficiency, ranked #379 of 656 in OH (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.0%/yr); 126 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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: HOA is 25% of rent.

Recommended offer $59,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.15% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.98%
• DSCR: 1.89
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.98% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.90×
• Total profit: $15,086
• Equity at exit: $8,931

10-year hold

• IRR: 32.8%
• Equity multiple: 5.04×
• Total profit: $67,815
• Equity at exit: $5,179

Cash invested: $16,772 (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 44313

• Rents YoY: 8.0%
• Active inventory: 126
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$326
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $279

Break-even live

Break-even rent $937

Max offer price $59,900

Occupancy floor 73%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1553 Treetop Trl Akron, OH	1.0–3.0	1.0–2.0	962	$1,060	$1.10	12d	1	0.07mi
1761 E Waterford Ct Akron, OH	1.0–4.0	1.0–2.0	975	$1,321	$1.36	2d	8	0.22mi
1738 Northampton Rd Akron, OH	2.0	1.5–2.0	1000	$1,754	$1.75	14d	5	0.54mi
1765 Merriman Rd Apt 300 Akron, OH	1.0	1.0	698	$1,295	$1.86	14d	1	0.75mi
1735 Merriman Rd Unit 205 Akron, OH	1.0	1.0	687	$1,295	$1.89	44d	1	0.75mi
1765 Merriman Rd Unit 100 Akron, OH	2.0	1.0	905	$1,419	$1.57	14d	1	0.80mi
1679 Hampton Knoll Dr Akron, OH	1.0–3.0	1.0–2.0	972	$1,158	$1.19	12d	1	0.85mi
1551 Timber Trl Akron, OH	1.0–3.0	1.0–2.0	1184	$1,200	$1.01	2d	206	1.28mi

HOA detail condo

• Monthly dues: $326 · $3,912/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   status $59,900 Pending 6 DOM
2. 2026-06-18
   days on market $59,900 Active 6 DOM
3. 2026-06-17
   days on market $59,900 Active 5 DOM
4. 2026-06-16
   days on market $59,900 Active 4 DOM
5. 2026-06-15
   days on market $59,900 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $59,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥98°F today · 17 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: $15,481
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − HOA: −$3,912
• − Depreciation: −$1,743
• Taxable income: $2,796
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $2,679/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: Woodridge Local
• NCES district ID: 3904997
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $52,564
• Composite: 46.31/100
• National rank: #2475
• State rank: #379 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): 26,631
• Household income: $75,671
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1193.0

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 (67%)
• Race & ethnicity: White 67% Black 22% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -164.43%
• Current HPI: 208.6149
• Rent YoY: ▲ 7.98%
• 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

+55.6% since first listed

8 events — show timeline

• 2026-06-12 Listed $59,900 MLSNOW
• 2025-07-09 Sold (MLS) $57,000 MLSNOW
• 2025-06-30 Pending — MLSNOW
• 2025-06-25 Listed $59,900 MLSNOW
• 2014-03-04 Sold (MLS) $32,000 MLSNOW
• 2013-10-24 Listed $34,500 MLSNOW
• 2013-10-01 Listing Removed — MLSNOW
• 2013-04-01 Listed $38,500 MLSNOW