1296 Weiser Ave · Akron, OH 44314

$80,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 163 Days on market

Built 1929 4,399 sqft lot $108/sqft · 7% below area Est $86k · 7% under

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Why this score? — see what drove the C+ 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 +26.0/30.0
• ARV discount +10.7/15.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• 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

Come and fall in love with this quaint ranch style cottage in a pocket neighborhood located off of Waterloo Rd. in Akron. An asphalt drive, with plenty of room for parking, leads you to a 1.5 car garage and a partially fenced-in yard. This home is ready for its next chapter and to be filled with love and laughter again. Schedule your tour today. New paint throughout, new countertop and newer windows, hot water tank replaced in 2023, and roof replaced in 2007.

Key facts

• Ranch style cottage
• Pocket neighborhood
• New countertop

Tags

• RANCH STYLE COTTAGE
• POCKET NEIGHBORHOOD
• ASPHALT DRIVE
• PARTIALLY FENCED-IN YARD
• NEW COUNTERTOP
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Zoned schools: Sam Salem Community Learning Center (math 37% / reading 42%, grade F, #1,055 of 1,584 statewide, top 68%, 342 students, 0% FRL); Innes Community Learning Center (math 8% / reading 15%, grade F, #641 of 654 statewide, top 98%, 641 students, 0% FRL); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 44% at this address vs 26% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 104 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $80k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 1.20% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.48
• GRM: 6.9

CMA / ARV

• ARV (median comp): $86,186
• List price: $80,000
• Delta: -7.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1174 Kohler Ave	0.29mi	2/1.0	720 (-3%)	1mo	$80,000	$111	80
1253 Sevilla Ave	0.12mi	2/1.0	830 (+12%)	8mo	$86,500	$104	69
1205 Tampa Ave	0.19mi	2/1.0	660 (-11%)	18mo	$81,000	$123	57
2583 25th St SW	0.35mi	2/1.0	682 (-8%)	21mo	$79,900	$117	52
1129 Winston St	0.56mi	3/1.5 (+1)	816 (+10%)	5mo	$155,000	$190	46
2832 Wingate Ave	0.69mi	3/1.0 (+1)	840 (+13%)	4mo	$141,000	$168	38

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $641
• Equity at exit: $11,928

10-year hold

• IRR: 11.3%
• Equity multiple: 1.92×
• Total profit: $20,692
• Equity at exit: $6,917

Cash invested: $22,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $960 high
• Mortgage (P&I): −$420
• Tax from tax record: −$106 /mo · $1,273/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $199

Break-even live

Break-even rent $708

Max offer price $80,000

Occupancy floor 74%

Sensitivity live

Price	-10% $245	-5% $222	+0% $199	+5% $177	+10% $154
Rent	-10% $124	-5% $161	+0% $199	+5% $237	+10% $275
Rate	-1.0pp $240	-0.5pp $220	base $199	+0.5pp $179	+1.0pp $158

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1192 Harpster Ave Akron, OH	1.0	1.0	684	$868	$1.27	15d	1	0.96mi
2569 Romig Rd Unit 2597-1N Akron, OH	1.0	1.0	675	$925	$1.37	15d	1	0.97mi
2047 20th St SW Akron, OH	2.0	1.0	624	$695	$1.11	25d	1	1.30mi
1035 Chester Ave Akron, OH	2.0	1.0	624	$900	$1.44	15d	1	1.39mi
1035 Chester Ave Unit 1 Akron, OH	2.0	1.0	624	$900	$1.44	25d	1	1.39mi

Listing history 22 events

1. 2026-06-21
   days on market $80,000 Active 163 DOM
2. 2026-06-18
   days on market $80,000 Active 160 DOM
3. 2026-06-17
   days on market $80,000 Active 159 DOM
4. 2026-06-16
   days on market $80,000 Active 158 DOM
5. 2026-06-15
   days on market $80,000 Active 157 DOM
6. 2026-06-14
   days on market $80,000 Active 155 DOM
7. 2026-06-13
   days on market $80,000 Active 154 DOM
8. 2026-06-10
   days on market $80,000 Active 152 DOM
9. 2026-06-09
   days on market $80,000 Active 151 DOM
10. 2026-06-08
    days on market $80,000 Active 150 DOM
11. 2026-06-07
    days on market $80,000 Active 149 DOM
12. 2026-06-05
    days on market $80,000 Active 146 DOM
13. 2026-06-03
    days on market $80,000 Active 145 DOM
14. 2026-06-02
    days on market $80,000 Active 144 DOM
15. 2026-06-01
    days on market $80,000 Active 143 DOM
16. 2026-05-31
    days on market $80,000 Active 142 DOM
17. 2026-05-31
    days on market $80,000 Active 141 DOM
18. 2026-04-17
    price $80,000 463-char remark

    Show marketing remark (463 chars)

    Come and fall in love with this quaint ranch style cottage in a pocket neighborhood located off of Waterloo Rd. in Akron. An asphalt drive, with plenty of room for parking, leads you to a 1.5 car garage and a partially fenced-in yard. This home is ready for its next chapter and to be filled with love and laughter again. Schedule your tour today. New paint throughout, new countertop and newer windows, hot water tank replaced in 2023, and roof replaced in 2007.

19. 2026-01-09
    listed $85,000 Active 463-char remark

    Show marketing remark (463 chars)

    Come and fall in love with this quaint ranch style cottage in a pocket neighborhood located off of Waterloo Rd. in Akron. An asphalt drive, with plenty of room for parking, leads you to a 1.5 car garage and a partially fenced-in yard. This home is ready for its next chapter and to be filled with love and laughter again. Schedule your tour today. New paint throughout, new countertop and newer windows, hot water tank replaced in 2023, and roof replaced in 2007.

20. 2003-07-28
    soldstatus $52,800 153-char remark

    Show marketing remark (153 chars)

    Many updates-windows, furnace, security, block windows, ext. doors * Waterproofed basement & new poured floor * Move in & do your own decor *

21. 2003-07-28
    soldstatus $52,800

    Show marketing remark (153 chars)

    Many updates-windows, furnace, security, block windows, ext. doors * Waterproofed basement & new poured floor * Move in & do your own decor *

22. 2003-05-20
    listed $52,900 153-char remark

    Show marketing remark (153 chars)

    Many updates-windows, furnace, security, block windows, ext. doors * Waterproofed basement & new poured floor * Move in & do your own decor *

ⓘ 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: $1,273 · $106/mo
• Projected year-2 tax: $1,273 · $106/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 3/10 Moderate FEMA zone X (unshaded) · 9% 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: $11,519
• − Mortgage interest: −$4,481
• − Property taxes: −$1,273
• − Insurance: −$400
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$2,327
• Taxable income: $1,194
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,106/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

+51.2% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $80,000 MLSNOW
• 2026-01-09 Listed $85,000 MLSNOW
• 2003-07-28 Sold (Public Records) $52,800 Public Records
• 2003-07-28 Sold (MLS) $52,800 MLSNOW
• 2003-05-20 Listed $52,900 MLSNOW

Property tax history

+1.2%/yr

Latest (2025): $1,273 · +0.2% YoY. Source: county tax records.