620 Hedden Ave · Akron, OH 44311

$104,900

3 bd · 1.0 ba · 1,768 sqft · SingleFamily public records · 1 Days on market

Built 1919 3,201 sqft lot Est $120k · 13% 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 +29.2/30.0
• ARV discount +13.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION INVESTORS! Welcome to your next picture-perfect long term rental property. It's currently rented for $1,200 per month, and being located near local amenities, schools, and major highways makes this property desirable for tenants and provides likely future appreciation. This home features spacious rooms and a functional layout. Don't miss out on this investment opportunity! Schedule a showing today.

Key facts

• Located near schools
• Functional layout
• 3,201 sq ft lot

Tags

• LOCATED NEAR LOCAL AMENITIES
• LOCATED NEAR SCHOOLS
• LOCATED NEAR MAJOR HIGHWAYS
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: 2-story single family home; Above-grade finished area approximately 1,768
• Construction: Aluminum and vinyl siding; Asphalt and fiberglass roof
• Exterior features: Driveway

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 10.5% 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: 54 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 $1,332/mo this rent would consume 66% of the median local household income ($24k/yr) (locally 659% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 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 + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 33y 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 $60k; list at $105k implies a 75% 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 $104,900

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: 1.27% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.97%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $120,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 Brown St	0.30mi	3/1.0	1,620 (-8%)	1mo	$28,000	$17	71
495 Beacon St	0.35mi	3/1.5	1,672 (-5%)	7mo	$108,000	$65	67
847 5th Ave	0.41mi	4/1.0 (+1)	1,798 (+2%)	12mo	$121,500	$68	63
426 Margaret St	0.39mi	3/1.0	1,624 (-8%)	11mo	$84,999	$52	59
916 Kling St	0.48mi	4/1.5 (+1)	1,728 (-2%)	10mo	$118,000	$68	58
576 Kling St	0.35mi	4/2.0 (+1)	1,688 (-4%)	11mo	$123,000	$73	58
705 Darkow St	0.26mi	3/2.0	1,600 (-10%)	14mo	$134,000	$84	56
634 Kling St	0.29mi	3/3.0	1,547 (-12%)	5mo	$92,500	$60	54
427 Allyn St	0.64mi	4/2.0 (+1)	1,728 (-2%)	9mo	$129,000	$75	50
1033 Herberich Ave	0.67mi	4/2.0 (+1)	1,619 (-8%)	5mo	$142,000	$88	42
692 Roselawn Ave	0.74mi	4/1.0 (+1)	1,673 (-5%)	13mo	$82,000	$49	41
347 Cleveland St	0.75mi	3/1.5	1,607 (-9%)	13mo	$84,000	$52	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.22×
• Total profit: $6,328
• Equity at exit: $15,641

10-year hold

• IRR: 15.0%
• Equity multiple: 2.21×
• Total profit: $35,535
• Equity at exit: $9,070

Cash invested: $29,372 (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 44311

• Home prices YoY: -28.4%
• Active inventory: 54
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$550
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $366

Break-even live

Break-even rent $868

Max offer price $104,900

Occupancy floor 67%

Sensitivity live

Price	-10% $426	-5% $396	+0% $366	+5% $337	+10% $307
Rent	-10% $261	-5% $314	+0% $366	+5% $419	+10% $472
Rate	-1.0pp $419	-0.5pp $393	base $366	+0.5pp $339	+1.0pp $311

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	24d	1	0.26mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	24d	1	0.40mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	44d	1	0.40mi
435 Margaret St Akron, OH	4.0	2.0	1900	$1,450	$0.76	44d	1	0.40mi
455 Spicer St Akron, OH	2.0	1.0	1872	$975	$0.52	15d	1	0.40mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	0.45mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	44d	1	0.55mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	15d	14	0.57mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	44d	1	0.63mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	24d	1	0.63mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	44d	1	0.69mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	44d	1	0.75mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	24d	1	0.76mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	44d	1	0.76mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	44d	1	0.77mi
450 Stanton Ave Akron, OH	3.0	2.0	1927	$1,425	$0.74	44d	1	0.78mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	44d	1	0.83mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	44d	1	0.84mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	44d	1	0.85mi
1076 Ackley St Akron, OH	4.0	2.0	1998	$2,000	$1.00	15d	1	0.86mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	24d	1	0.92mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	24d	1	0.93mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	1.03mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	15d	1	1.04mi
497 Lucy St Akron, OH	4.0	1.0	1600	$1,500	$0.94	44d	1	1.06mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	44d	1	1.09mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	44d	1	1.15mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,534	$1.88	15d	54	1.15mi
177 Kent Ct Akron, OH	3.0	1.0	2613	$1,150	$0.44	24d	1	1.19mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	24d	1	1.23mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	15d	1	1.23mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	44d	1	1.23mi
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	44d	1	1.25mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	44d	1	1.27mi
373 N Firestone Blvd Akron, OH	4.0	1.5	1590	$1,550	$0.97	44d	1	1.30mi
432 N Firestone Blvd Unit 1496097P Akron, OH	4.0	2.0	1926	$6,253	$3.25	22d	1	1.30mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$2,985	$2.49	24d	4	1.41mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	24d	1	1.47mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	24d	1	1.48mi
1147 Newton St Akron, OH	3.0	2.0	1932	$1,250	$0.65	22d	1	1.50mi

Listing history 2 events

1. 2026-06-18
   remarks 411-char remark
2. 2026-06-18
   listed $104,900 Active 1 DOM

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $1,103 · $92/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$267/yr (+$22/mo · 24.2%)

ⓘ 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 ≥96°F today · 16 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: $15,981
• − Mortgage interest: −$5,876
• − Property taxes: −$1,103
• − Insurance: −$524
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,052
• Taxable income: $2,868
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $3,707/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): 7,547
• Household income: $24,369
• Rent vs Own: 83.0% rent · 17.0% own
• Severe rent burden: 659.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 53% Black 35% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, Vietnam, Philippines
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -39.01%
• Current HPI: 98.3809
• 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

+1065.6% since first listed

32 events — show timeline

• 2026-06-17 Listed $104,900 MLSNOW
• 2026-04-03 Listing Removed — MLSNOW
• 2026-03-27 Price Changed $105,000 MLSNOW
• 2026-02-26 Price Changed $110,000 MLSNOW
• 2026-02-13 Price Changed $114,900 MLSNOW
• 2026-01-15 Listed $119,900 MLSNOW
• 2025-03-17 Listing Removed — MLSNOW
• 2025-03-07 Relisted — MLSNOW
• 2025-02-18 Pending — MLSNOW
• 2025-02-06 Listed $84,400 MLSNOW
• 2024-09-18 Sold (Public Records) $60,000 Public Records
• 2023-12-05 Listing Removed — MLSNOW
• 2023-11-28 Pending — MLSNOW
• 2023-11-27 Listed $75,000 MLSNOW
• 2023-09-21 Listing Removed — MLSNOW
• 2023-08-11 Price Changed $75,000 MLSNOW
• 2023-07-28 Relisted — MLSNOW
• 2023-06-22 Pending — MLSNOW
• 2023-02-22 Listed $74,000 MLSNOW
• 2023-02-12 Listing Removed — MLSNOW
• 2023-01-13 Price Changed $73,000 MLSNOW
• 2022-12-04 Relisted — MLSNOW
• 2022-11-19 Contingent — MLSNOW
• 2022-10-31 Relisted — MLSNOW
• 2022-10-16 Contingent — MLSNOW
• 2022-09-28 Listed $74,000 MLSNOW
• 2016-06-15 Sold (MLS) $16,000 MLSNOW
• 2016-06-03 Pending — MLSNOW
• 2016-04-22 Listed $20,000 MLSNOW
• 2011-05-10 Sold (Public Records) $1,298,000 Public Records
• 1994-05-23 Listing Removed — MLSNOW
• 1993-11-18 Listed $9,000 MLSNOW

Property tax history

+1.6%/yr

Latest (2025): $1,103 · +10.1% YoY. Source: county tax records.