2330 16th St SW · Akron, OH 44314

$77,000

3 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 10 Days on market

Built 1911 4,874 sqft lot Est $107k · 28% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Traditional 2-story in Kenmore conveniently located, living & dining rooms, plus separate dinette area, enclosed back porch, upstairs are 2 bedrooms and bath plus a tandem room off of one bedroom, and full basement. Great buy! Equal Housing Opportunity. Sells As Is.

Key facts

• 4,874 sq ft lot
• Parking
• Built 1911

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Paved driveway
• Security:
• Utilities: Public water; Public sewer
• Home design: Two-story home; Asphalt shingle roof; Aluminum siding
• Construction: Built per public records; Aluminum siding construction; Asphalt shingle roof; Full basement foundation
• Exterior features: Front porch; Shed on property; City lot

Interior

• Kitchen:
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating (gas)
• Interior features: Full basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Cap rate 13.4% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% 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 $532 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 + 3.9% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,000

Questions for the listing agent

1. Built in 1911 — 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: 1.66% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.45%
• DSCR: 2.13
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $106,506
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2351 13th St SW	0.20mi	3/1.0	1,142 (+4%)	2mo	$55,000	$48	82
1132 Battles Ave	0.58mi	3/1.0	1,075 (-2%)	1mo	$164,900	$153	69
2209 26th St SW	0.55mi	3/2.0	1,112 (+1%)	2mo	$125,000	$112	67
773 Montana Ave	0.52mi	3/1.5	1,128 (+3%)	4mo	$83,000	$74	66
2083 17th St SW	0.47mi	3/1.0	1,175 (+7%)	4mo	$114,000	$97	63
2031 Verde Ave	0.73mi	3/1.5	1,072 (-2%)	0mo	$143,000	$133	60
2079 12th St SW	0.53mi	3/1.5	1,004 (-9%)	3mo	$137,500	$137	57
2001 13th St SW	0.65mi	2/1.0 (-1)	1,016 (-8%)	4mo	$94,900	$93	49
2138 East Ave	0.67mi	3/1.0	990 (-10%)	5mo	$51,000	$52	48
575 Flora Ave	0.71mi	3/2.0	1,208 (+10%)	3mo	$120,000	$99	44
1254 Leeser Ave	0.74mi	3/1.0	941 (-14%)	1mo	$75,000	$80	41
2134 7th St SW	0.61mi	3/2.0	1,256 (+14%)	4mo	$95,000	$76	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: 20.1%
• Equity multiple: 1.83×
• Total profit: $17,852
• Equity at exit: $11,481

10-year hold

• IRR: 29.0%
• Equity multiple: 3.69×
• Total profit: $58,090
• Equity at exit: $6,658

Cash invested: $21,560 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,275 high
• Mortgage (P&I): −$404
• Tax from tax record: −$114 /mo · $1,371/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $457

Break-even live

Break-even rent $696

Max offer price $77,000

Occupancy floor 59%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	0.26mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	43d	1	0.31mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	14d	1	0.32mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	0.35mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	43d	1	0.38mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	43d	1	0.39mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	43d	1	0.41mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	14d	1	0.44mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	21d	1	0.47mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	23d	1	0.53mi
1253 California Ave Akron, OH	2.0	1.0	780	$950	$1.22	23d	1	0.59mi
1253 California Ave Akron, OH	2.0	1.0	780	$1,100	$1.41	44d	1	0.59mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	0.63mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	0.65mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	0.65mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	21d	1	0.67mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	23d	1	0.68mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	14d	1	0.77mi
1169 Weiser Ave Akron, OH	2.0	1.0	768	$950	$1.24	43d	1	0.80mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	43d	1	0.94mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	21d	1	0.94mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	21d	1	0.99mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	23d	1	1.03mi
2569 Romig Rd Unit 2561-16 Akron, OH	2.0	1.5	810	$1,125	$1.39	14d	1	1.08mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	43d	1	1.11mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	43d	1	1.14mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	1.15mi
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	23d	1	1.44mi

Listing history 10 events

1. 2026-06-09
   status $77,000 Pending 10 DOM
2. 2026-06-08
   days on market $77,000 Active 10 DOM
3. 2026-06-07
   days on market $77,000 Active 9 DOM
4. 2026-06-05
   days on market $77,000 Active 6 DOM
5. 2026-06-03
   days on market $77,000 Active 5 DOM
6. 2026-06-02
   days on market $77,000 Active 4 DOM
7. 2026-06-01
   days on market $77,000 Active 3 DOM
8. 2026-05-31
   days on market $77,000 Active 2 DOM
9. 2026-05-31
   remarks 699-char remark
10. 2026-05-31
    listed $77,000 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: $1,371 · $114/mo
• Projected year-2 tax: $1,371 · $114/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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,302
• − Mortgage interest: −$4,313
• − Property taxes: −$1,371
• − Insurance: −$385
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$2,240
• Taxable income: $4,544
• Est. tax owed @ 24.0%: −$1,091
• After-tax cash flow: $4,396/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

+22.4% since first listed

9 events — show timeline

• 2026-05-29 Listed $77,000 MLSNOW
• 2018-08-29 Sold (Public Records) $480,650 Public Records
• 2015-11-18 Sold (MLS) $12,000 MLSNOW
• 2015-11-02 Pending — MLSNOW
• 2015-10-22 Contingent — MLSNOW
• 2015-10-08 Listed $12,000 MLSNOW
• 2003-09-11 Sold (Public Records) $64,900 Public Records
• 2003-09-11 Sold (MLS) $64,900 MLSNOW
• 2003-06-14 Listed $62,900 MLSNOW

Property tax history

+0.1%/yr

Latest (2025): $1,371 · +0.2% YoY. Source: county tax records.