378 Hillwood Dr · Akron, OH 44320

$114,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 4 Days on market

Built 1950 4,813 sqft lot Est $89k · 29% over

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Why this score? — see what drove the D+ 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 +23.5/30.0
• DSCR +7.5/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity in West Akron! Add immediate cash flow to your investment portfolio with this 3 bedroom property currently rented at $789 per month. This property has undergone an extensive rehab including a new roof, kitchen and bath updates, carpet and paint throughout and newer windows. Contact agent for more information, before and after pictures and projected ROI.

Key facts

• 4,813 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached garage with concrete driveway and garage door opener (1 garage space)
• Utilities: Public water; Public sewer
• Home design: 2 stories; Aluminum siding
• Construction: Built per public records; Block foundation; Asphalt/fiberglass roof
• Exterior features: Lot recorded by assessor

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Cap rate 8.5% vs local median 6.6% in Akron — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 105 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 35% 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 $788 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 16y 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 $44k; list at $114k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,000

Questions for the listing agent

1. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.06% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $88,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Noah Ave	0.50mi	3/1.0	1,192 (+4%)	1mo	$77,500	$65	70
379 Noble Ave	0.41mi	3/1.0	1,224 (+6%)	2mo	$90,000	$74	69
978 Delia Ave	0.42mi	2/1.5 (-1)	1,199 (+4%)	1mo	$42,500	$35	65
575 Fernwood Dr	0.31mi	3/1.0	1,248 (+8%)	8mo	$101,750	$82	65
213 Gale St	0.47mi	3/1.0	1,104 (-4%)	8mo	$83,000	$75	64
123 Gale St	0.48mi	3/2.0	1,240 (+8%)	4mo	$96,500	$78	57
633 Madison Ave	0.54mi	3/1.0	1,308 (+14%)	2mo	$44,000	$34	51
483 Bishop St	0.74mi	3/1.0	1,248 (+8%)	5mo	$96,500	$77	48
1071 Delia Ave	0.57mi	3/1.5	1,308 (+14%)	7mo	$125,000	$96	43
923 Lawton St	0.70mi	3/1.0	1,008 (-12%)	8mo	$78,000	$77	40
995 Jefferson Ave	0.64mi	2/1.5 (-1)	1,036 (-10%)	8mo	$113,000	$109	40
166 Marvin Ave	0.71mi	2/2.0 (-1)	1,008 (-12%)	1mo	$135,457	$134	36

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-6,600
• Equity at exit: $16,998

10-year hold

• IRR: 2.4%
• Equity multiple: 1.16×
• Total profit: $5,128
• Equity at exit: $9,857

Cash invested: $31,920 (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: 105
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$598
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $212

Break-even live

Break-even rent $942

Max offer price $114,000

Occupancy floor 77%

Sensitivity live

Price	-10% $277	-5% $244	+0% $212	+5% $180	+10% $147
Rent	-10% $116	-5% $164	+0% $212	+5% $260	+10% $308
Rate	-1.0pp $269	-0.5pp $241	base $212	+0.5pp $182	+1.0pp $152

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 Peckham St Akron, OH	2.0	1.0	936	$850	$0.91	45d	1	0.19mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	45d	1	0.20mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	45d	1	0.20mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	15d	1	0.29mi
678 Crosby St Unit 3 Akron, OH	2.0	1.0	1000	$780	$0.78	45d	1	0.33mi
199 Beck Ave Unit 2 Akron, OH	2.0	1.0	926	$1,300	$1.40	24d	1	0.33mi
465 Grace Ave Akron, OH	2.0	1.0	850	$850	$1.00	45d	1	0.36mi
114 Beck Ave Unit 1 Akron, OH	2.0	1.0	840	$850	$1.01	24d	1	0.38mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	24d	1	0.39mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	45d	1	0.40mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	45d	1	0.41mi
627 Crosby St Unit B Akron, OH	4.0	1.0	1200	$875	$0.73	45d	1	0.42mi
80 Byers Ave Unit A Akron, OH	2.0	1.0	900	$995	$1.11	45d	1	0.43mi
405 Noah Ave Akron, OH	2.0	1.0	1000	$1,050	$1.05	22d	1	0.48mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	45d	7	0.51mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	15d	1	0.52mi
502 Evelyn Ct Akron, OH	2.0	1.0	900	$950	$1.06	45d	1	0.56mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	15d	1	0.56mi
152 S Balch St Akron, OH	3.0	1.5	1000	$1,195	$1.20	45d	1	0.56mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	15d	1	0.59mi
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	24d	6	0.63mi
53 S Balch St Unit 55 Akron, OH	2.0	1.0	1500	$850	$0.57	15d	1	0.65mi
55 S Balch St Unit A Akron, OH	2.0	1.0	1500	$800	$0.53	24d	1	0.66mi
55 S Balch St Unit B Akron, OH	2.0	1.0	850	$775	$0.91	45d	1	0.66mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	45d	1	0.66mi
45 Oakdale Ave Akron, OH	2.0	1.0	1000	$900	$0.90	15d	1	0.71mi
45 Oakdale Ave Unit A Akron, OH	2.0	1.0	1000	$875	$0.88	24d	1	0.71mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	45d	1	0.73mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	15d	1	0.76mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	45d	1	0.77mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	45d	1	0.79mi
39 N Balch St Akron, OH	4.0	1.0	1000	$995	$0.99	45d	1	0.80mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	24d	1	0.84mi
115 N Portage Path Unit 6 Akron, OH	2.0	1.0	1200	$1,195	$1.00	45d	1	0.86mi
1040 Mercer Ave Akron, OH	3.0	1.0	850	$1,400	$1.65	22d	1	1.07mi
218 Twin Oaks Rd Unit 222-16 Akron, OH	3.0	2.0	1400	$1,500	$1.07	45d	1	1.07mi
218 Twin Oaks Rd Unit 222-05 Akron, OH	2.0	1.0	1100	$1,150	$1.05	45d	1	1.08mi
207 Crosby St Akron, OH	4.0	1.0	1200	$1,395	$1.16	45d	1	1.09mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	45d	1	1.15mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	45d	1	1.21mi

Listing history 2 events

1. 2026-06-21
   days on market $114,000 Active 4 DOM
2. 2026-06-17
   listed $114,000 Active 1 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: $1,188 · $99/mo
• Projected year-2 tax: $1,483 · $124/mo
• Expected delta: +$295/yr (+$25/mo · 24.9%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,526
• − Mortgage interest: −$6,386
• − Property taxes: −$1,188
• − Insurance: −$570
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,316
• Taxable income: $742
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $2,366/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

+120.1% since first listed

16 events — show timeline

• 2026-06-17 Listed $114,000 MLSNOW
• 2017-06-10 Pending — MLSNOW
• 2017-06-07 Sold (MLS) $43,500 MLSNOW
• 2017-05-11 Contingent — MLSNOW
• 2017-05-11 Relisted — MLSNOW
• 2017-04-26 Contingent — MLSNOW
• 2017-04-26 Pending — MLSNOW
• 2017-04-17 Listed $45,000 MLSNOW
• 2017-04-12 Listing Removed — MLSNOW
• 2017-04-07 Price Changed $49,900 MLSNOW
• 2017-02-01 Relisted — MLSNOW
• 2017-01-12 Listing Removed — MLSNOW
• 2017-01-08 Listed $54,900 MLSNOW
• 2011-02-10 Listing Removed — MLSNOW
• 2010-08-31 Listed $39,900 MLSNOW
• 2001-07-05 Sold (Public Records) $51,800 Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,188 · +0.1% YoY. Source: county tax records.