1857 12th St SW · Akron, OH 44314

$100,000

3 bd · 2.0 ba · 1,274 sqft · SingleFamily public records · 74 Days on market

Built 1955 5,061 sqft lot $78/sqft · 14% below area Est $116k · 14% 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 +27.4/30.0
• ARV discount +13.6/15.0
• DSCR +9.6/10.0
• 1% rule +7.9/10.0
• 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

Looking for a first home to make your own? Come see this 3 bedroom, 2 bath located in Kenmore near many ammenities.

Key facts

• 5,061 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 32 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.53%
• DSCR: 1.56
• GRM: 6.5

CMA / ARV

• ARV (median comp): $115,683
• List price: $100,000
• Delta: -13.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2045 9th St SW	0.39mi	3/2.0	1,232 (-3%)	5mo	$160,000	$130	72
2134 7th St SW	0.58mi	3/2.0	1,256 (-1%)	4mo	$95,000	$76	68
918 Silvercrest Ave	0.26mi	3/1.0	1,152 (-10%)	5mo	$80,000	$69	64
780 Silvercrest Ave	0.21mi	3/1.0	1,109 (-13%)	3mo	$140,000	$126	62
923 Russell Ave	0.66mi	3/1.0	1,244 (-2%)	1mo	$142,000	$114	60
2186 5th St SW	0.72mi	3/1.0	1,288 (+1%)	5mo	$82,000	$64	57
2083 17th St SW	0.50mi	3/1.0	1,175 (-8%)	4mo	$114,000	$97	56
2078 18 St SW	0.53mi	3/1.0	1,188 (-7%)	5mo	$85,000	$72	56
773 Montana Ave	0.46mi	3/1.5	1,128 (-12%)	4mo	$83,000	$74	54
603 Indian Trl	0.37mi	3/1.0	1,100 (-14%)	2mo	$83,000	$75	54
962 Iona Ave	0.47mi	3/1.0	1,443 (+13%)	2mo	$132,000	$91	50
2137 12th St SW	0.53mi	3/1.0	1,084 (-15%)	5mo	$60,000	$55	43

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,646
• Equity at exit: $14,910

10-year hold

• IRR: 13.8%
• Equity multiple: 2.15×
• Total profit: $32,294
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$524
• Tax from tax record: −$160 /mo · $1,922/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $292

Break-even live

Break-even rent $919

Max offer price $100,000

Occupancy floor 72%

Sensitivity live

Price	-10% $349	-5% $321	+0% $292	+5% $264	+10% $236
Rent	-10% $190	-5% $241	+0% $292	+5% $343	+10% $394
Rate	-1.0pp $343	-0.5pp $318	base $292	+0.5pp $266	+1.0pp $240

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	24d	1	0.22mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	22d	1	0.28mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	15d	1	0.32mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	0.40mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	45d	1	0.43mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	24d	1	0.45mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	45d	1	0.56mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	45d	1	0.58mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	45d	1	0.61mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	45d	1	0.69mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	15d	1	0.73mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	15d	1	0.73mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	15d	1	0.74mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	45d	1	0.74mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	24d	1	0.75mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	22d	1	0.76mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	45d	1	0.77mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	15d	1	0.78mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	45d	1	0.85mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	24d	1	0.95mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	45d	1	0.98mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	45d	1	0.99mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	15d	1	1.10mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	45d	1	1.16mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	45d	1	1.19mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	45d	1	1.21mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	22d	1	1.32mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	24d	1	1.39mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	22d	1	1.45mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	45d	1	1.45mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	45d	1	1.46mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	45d	1	1.48mi

Listing history 22 events

1. 2026-06-21
   days on market $100,000 Active 74 DOM
2. 2026-06-18
   days on market $100,000 Active 71 DOM
3. 2026-06-17
   days on market $100,000 Active 70 DOM
4. 2026-06-16
   days on market $100,000 Active 69 DOM
5. 2026-06-15
   days on market $100,000 Active 68 DOM
6. 2026-06-14
   days on market $100,000 Active 66 DOM
7. 2026-06-13
   days on market $100,000 Active 65 DOM
8. 2026-06-10
   pricedays on market $100,000 Active 63 DOM
9. 2026-06-09
   days on market $105,000 Active 62 DOM
10. 2026-06-08
    days on market $105,000 Active 61 DOM
11. 2026-06-07
    days on market $105,000 Active 60 DOM
12. 2026-06-05
    days on market $105,000 Active 57 DOM
13. 2026-06-03
    days on market $105,000 Active 56 DOM
14. 2026-06-02
    days on market $105,000 Active 55 DOM
15. 2026-06-01
    days on market $105,000 Active 54 DOM
16. 2026-05-31
    days on market $105,000 Active 53 DOM
17. 2026-05-31
    days on market $105,000 Active 52 DOM
18. 2026-05-08
    price $105,000 115-char remark

    Show marketing remark (115 chars)

    Looking for a first home to make your own? Come see this 3 bedroom, 2 bath located in Kenmore near many ammenities.

19. 2026-04-06
    listed $110,000 Active 115-char remark

    Show marketing remark (115 chars)

    Looking for a first home to make your own? Come see this 3 bedroom, 2 bath located in Kenmore near many ammenities.

20. 2002-08-29
    soldstatus $65,000
21. 2002-05-01
    listed $69,900
22. 1984-03-22
    soldstatus $34,900

ⓘ 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: $1,922 · $160/mo
• Projected year-2 tax: $1,922 · $160/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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,471
• − Mortgage interest: −$5,602
• − Property taxes: −$1,922
• − Insurance: −$500
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,909
• Taxable income: $2,064
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $3,013/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

+200.9% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $105,000 MLSNOW
• 2026-04-06 Listed $110,000 MLSNOW
• 2002-08-29 Sold (Public Records) $65,000 Public Records
• 2002-05-01 Listed $69,900 MLSNOW
• 1984-03-22 Sold (Public Records) $34,900 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,922 · +0.2% YoY. Source: county tax records.