470 Sumatra Ave · Akron, OH 44305

$160,000

3 bd · 2.0 ba · 1,617 sqft · SingleFamily public records · 3 Days on market

Built 1952 6,351 sqft lot Est $150k · 6% 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 +13.0/30.0
• ARV discount +4.6/15.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy bungalow is perfect! Do not miss the hardwood floors and a fireplace in the living room. Large master bedroom with a sitting area. Two full baths a Sun Room off the kitchen a partially finished basement. Since purchasing, the owner has giving this home a new life. This home is a must see. Set up your appointment today!

Key facts

• Spacious kitchen
• 6,351 sq ft lot
• 2 garage spots

Tags

• REFINISHED HARDWOOD FLOORS
• FRESHLY PAINTED INTERIOR
• LIVING ROOM WITH FIREPLACE
• LARGE PICTURE WINDOWS
• SPACIOUS KITCHEN
• ABUNDANCE OF CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-9 ($-107/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (13.0% below list).
• Recommended offer: $139k (13.0% below list) — sets the bar for 1% rule.

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 fast (+4.5%/yr); 101 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 32% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $5k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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 $110k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,199 (13.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.87% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $150,381
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
470 Sumatra Ave	0.00mi	3/2.0	1,617 (0%)	0mo	$161,600	$100	100
465 Saint Leger Ave	0.08mi	3/1.0	1,412 (-13%)	3mo	$122,500	$87	68
1529 Pilgrim St	0.51mi	3/1.0	1,680 (+4%)	1mo	$153,000	$91	65
204 Morningview Ave	0.52mi	3/2.0	1,726 (+7%)	3mo	$225,000	$130	62
554 Morningview Ave	0.16mi	3/1.0	1,398 (-14%)	5mo	$133,000	$95	62
1442 Hillside Ter	0.60mi	3/1.5	1,533 (-5%)	3mo	$70,000	$46	59
1591 Pilgrim St	0.40mi	3/1.5	1,408 (-13%)	2mo	$122,000	$87	56
1773 Marks Ave	0.67mi	3/2.0	1,472 (-9%)	4mo	$136,700	$93	50
1483 Preston Ave	0.71mi	3/1.0	1,541 (-5%)	6mo	$72,000	$47	50
1422 Indianola Ave	0.58mi	3/2.5	1,377 (-15%)	6mo	$217,000	$158	41
2120 Newton St	0.68mi	4/1.0 (+1)	1,445 (-11%)	1mo	$150,000	$104	40
1438 Newton St	0.65mi	4/1.0 (+1)	1,429 (-12%)	2mo	$90,000	$63	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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-24,326
• Equity at exit: $23,857

10-year hold

• IRR: -4.0%
• Equity multiple: 0.72×
• Total profit: $-12,738
• Equity at exit: $13,834

Cash invested: $44,800 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$839
• Tax from tax record: −$203 /mo · $2,434/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-9

Break-even live

Break-even rent $1,403

Max offer price $158,423

Occupancy floor 96%

Sensitivity live

Price	-10% $82	-5% $36	+0% $-9	+5% $-54	+10% $-99
Rent	-10% $-119	-5% $-64	+0% $-9	+5% $46	+10% $101
Rate	-1.0pp $72	-0.5pp $32	base $-9	+0.5pp $-50	+1.0pp $-93

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1598 Pilgrim St Akron, OH	3.0	1.0	1352	$1,550	$1.15	45d	1	0.41mi
248 Malacca St Akron, OH	3.0	2.0	1854	$1,350	$0.73	45d	1	0.45mi
1617 Osage Ave Akron, OH	3.0	1.0	1953	$1,075	$0.55	15d	1	0.57mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	24d	1	0.66mi
578 Plum St Akron, OH	3.0	1.0	1920	$1,250	$0.65	24d	1	0.75mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	15d	1	0.79mi
589 Eastland Ave Akron, OH	3.0	1.5	1345	$1,300	$0.97	45d	1	0.80mi
1395 Goodyear Blvd Akron, OH	3.0	1.5	1542	$1,450	$0.94	45d	1	0.80mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	45d	1	0.81mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	15d	1	0.89mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	45d	1	0.91mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	24d	1	0.95mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	24d	1	1.17mi
1147 Newton St Akron, OH	3.0	2.0	1932	$1,250	$0.65	22d	1	1.20mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	45d	1	1.21mi
558 Colony Park Dr Apt 308 Tallmadge, OH	2.0	2.0	1126	$1,425	$1.27	45d	1	1.47mi
558 Colony Park Dr Apt 206 Tallmadge, OH	2.0	2.0	1126	$1,375	$1.22	45d	1	1.47mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	45d	1	1.49mi

Listing history 17 events

1. 2026-04-20
   status Pending
2. 2026-04-17
   listed $160,000 Active
3. 2018-11-29
   status Pending 330-char remark

   Show marketing remark (330 chars)

   This cozy bungalow is perfect! Do not miss the hardwood floors and a fireplace in the living room. Large master bedroom with a sitting area. Two full baths a Sun Room off the kitchen a partially finished basement. Since purchasing, the owner has giving this home a new life. This home is a must see. Set up your appointment today!

4. 2018-11-28
   soldstatus $109,500
5. 2018-11-26
   soldstatus $109,500 Sold 330-char remark

   Show marketing remark (330 chars)

   This cozy bungalow is perfect! Do not miss the hardwood floors and a fireplace in the living room. Large master bedroom with a sitting area. Two full baths a Sun Room off the kitchen a partially finished basement. Since purchasing, the owner has giving this home a new life. This home is a must see. Set up your appointment today!

6. 2018-10-18
   historical Contingent 330-char remark

   Show marketing remark (330 chars)

   This cozy bungalow is perfect! Do not miss the hardwood floors and a fireplace in the living room. Large master bedroom with a sitting area. Two full baths a Sun Room off the kitchen a partially finished basement. Since purchasing, the owner has giving this home a new life. This home is a must see. Set up your appointment today!

7. 2018-10-10
   listed $107,000 Active 330-char remark

   Show marketing remark (330 chars)

   This cozy bungalow is perfect! Do not miss the hardwood floors and a fireplace in the living room. Large master bedroom with a sitting area. Two full baths a Sun Room off the kitchen a partially finished basement. Since purchasing, the owner has giving this home a new life. This home is a must see. Set up your appointment today!

8. 2013-03-12
   soldstatus $37,500 160-char remark

   Show marketing remark (160 chars)

   Nice hardwood floors. Fireplace in living room. Huge master bedroom with sitting area. Two full baths. Sun room off the kitchen and partially finished basement.

9. 2012-06-26
   listed $38,900 160-char remark

   Show marketing remark (160 chars)

   Nice hardwood floors. Fireplace in living room. Huge master bedroom with sitting area. Two full baths. Sun room off the kitchen and partially finished basement.

10. 2006-11-15
    historical
11. 2006-07-15
    historical
12. 2006-07-13
    listed $114,900
13. 2006-04-03
    listed $114,900
14. 1998-08-03
    soldstatus $90,000
15. 1998-08-03
    soldstatus $90,000
16. 1989-05-08
    soldstatus $55,000
17. 1984-10-30
    soldstatus $45,000

ⓘ 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: $2,434 · $203/mo
• Projected year-2 tax: $2,465 · $205/mo
• Expected delta: +$31/yr (+$3/mo · 1.3%)

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

Taxation est. · year 1

• Rental income: $16,704
• − Mortgage interest: −$8,962
• − Property taxes: −$2,434
• − Insurance: −$800
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$4,655
• Taxable loss: −$2,820
• Est. tax savings @ 24.0%: +$677
• After-tax cash flow: $570/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): 21,103
• Household income: $52,768
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1021.0

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 0.57)
• Race & ethnicity: White 62% Black 20% Two or more races 12% Asian 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · India, Philippines, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Other Indo-European 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: ▼ -140.39%
• Current HPI: 190.6223
• Rent YoY: ▲ 4.51%
• 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

+255.6% since first listed

17 events — show timeline

• 2026-04-20 Pending — MLSNOW
• 2026-04-17 Listed $160,000 MLSNOW
• 2018-11-29 Pending — MLSNOW
• 2018-11-28 Sold (Public Records) $109,500 Public Records
• 2018-11-26 Sold (MLS) $109,500 MLSNOW
• 2018-10-18 Contingent — MLSNOW
• 2018-10-10 Listed $107,000 MLSNOW
• 2013-03-12 Sold (MLS) $37,500 MLSNOW
• 2012-06-26 Listed $38,900 MLSNOW
• 2006-11-15 Listing Removed — MLSNOW
• 2006-07-15 Listing Removed — MLSNOW
• 2006-07-13 Listed $114,900 MLSNOW
• 2006-04-03 Listed $114,900 MLSNOW
• 1998-08-03 Sold (Public Records) $90,000 Public Records
• 1998-08-03 Sold (Public Records) $90,000 Public Records
• 1989-05-08 Sold (Public Records) $55,000 Public Records
• 1984-10-30 Sold (Public Records) $45,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,434 · +3.3% YoY. Source: county tax records.