1390 Curtis St · Akron, OH 44301

$145,000

4 bd · 1.0 ba · 1,636 sqft · SingleFamily public records · 28 Days on market

Built 1919 5,357 sqft lot Est $144k · at est.

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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 +22.0/30.0
• ARV discount +7.2/15.0
• DSCR +7.0/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this renovated 1,624 square foot single family home located in Akron. This features 5 bedrooms and 2 full bathrooms. The roof is in good shape and the siding is brand new vinyl! There is a brand new sidewalk along the right side of the house as well (not pictured). It has beautiful hardwood floors with new LVP flooring in the kitchen, bathrooms and fresh paint in all the rooms. The kitchens have new cabinets, countertops, lighting and the bathrooms have new toilets, tubs, vanities, mirrors and more. The basement has new plumbing, electrical, hot water tank, furnace and more. This could make for a great rental property as well. Come check out 1390 Curtis today!

Key facts

• Renovated
• New cabinets
• New vinyl siding

Tags

• RENOVATED
• NEW VINYL SIDING
• NEW SIDEWALK
• HARDWOOD FLOORS
• NEW LVP FLOORING
• NEW CABINETS

Property features AI

Finance

• Other: Lot size approximately 0.123 acres; Above-grade finished area approximately 1,624
• Financial info: Annual tax amount reported

Exterior

• Parking: On-street parking
• Utilities: Public water service; Public sewer service
• Home design: 2-story home; Vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Built according to public records; Vinyl siding; Asphalt and fiberglass roofing
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas heating
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (5.3% below list).
• Recommended offer: $137k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 6.6% in Akron — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+4.6%/yr); 83 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 ($51k/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 $4k 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

• It's been on market 28 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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 $68k; list at $145k implies a 113% 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 $137,371 (5.3% below list)

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: 0.95% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $143,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 E Archwood Ave	0.22mi	4/1.0	1,478 (-10%)	4mo	$130,000	$88	70
1236 Grant St	0.28mi	4/1.0	1,487 (-9%)	4mo	$107,500	$72	68
72 E Ido Ave	0.29mi	5/2.0 (+1)	1,725 (+5%)	1mo	$139,500	$81	68
1235 Bellows St	0.25mi	4/2.0	1,494 (-9%)	3mo	$84,900	$57	67
84 E Ido Ave	0.29mi	5/2.0 (+1)	1,704 (+4%)	4mo	$154,500	$91	67
1367 Girard St	0.43mi	4/1.0	1,558 (-5%)	6mo	$165,000	$106	67
1332 Highbrook St	0.18mi	4/1.5	1,402 (-14%)	3mo	$167,000	$119	63
1480 Thornapple Ave	0.52mi	3/1.0 (-1)	1,550 (-5%)	1mo	$221,000	$143	61
362 Palm Ave	0.74mi	4/1.5	1,533 (-6%)	4mo	$90,000	$59	50
171 Mission Dr	0.72mi	3/1.5 (-1)	1,776 (+9%)	0mo	$207,000	$117	45
16 Palmetto Ave	0.70mi	3/1.0 (-1)	1,440 (-12%)	2mo	$79,000	$55	41
450 Stanton Ave	0.65mi	3/3.0 (-1)	1,399 (-14%)	6mo	$70,000	$50	27

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,569
• Equity at exit: $21,620

10-year hold

• IRR: 7.0%
• Equity multiple: 1.56×
• Total profit: $22,603
• Equity at exit: $12,537

Cash invested: $40,600 (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 44301

• Home prices YoY: -25.7%
• Rents YoY: 4.6%
• Active inventory: 83
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$760
• Tax from tax record: −$33 /mo · $399/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $231

Break-even live

Break-even rent $1,081

Max offer price $145,000

Occupancy floor 78%

Sensitivity live

Price	-10% $313	-5% $272	+0% $231	+5% $190	+10% $149
Rent	-10% $123	-5% $177	+0% $231	+5% $285	+10% $340
Rate	-1.0pp $304	-0.5pp $268	base $231	+0.5pp $194	+1.0pp $155

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	44d	1	0.07mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	44d	1	0.15mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	44d	1	0.23mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	44d	1	0.23mi
78 E Mapledale Ave Akron, OH	4.0	1.5	1600	$1,500	$0.94	14d	1	0.24mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.34mi
1289 Girard St Akron, OH	5.0	1.0	1119	$1,350	$1.21	44d	1	0.36mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	44d	1	0.51mi
373 N Firestone Blvd Akron, OH	4.0	1.5	1590	$1,550	$0.97	44d	1	0.62mi
450 Stanton Ave Akron, OH	3.0	2.0	1927	$1,425	$0.74	44d	1	0.64mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	44d	1	0.65mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	0.67mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	44d	1	0.69mi
432 N Firestone Blvd Unit 1496097P Akron, OH	4.0	2.0	1926	$6,253	$3.25	21d	1	0.73mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	44d	1	0.80mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	44d	1	0.84mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	44d	1	0.86mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	44d	1	0.87mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.88mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	44d	1	0.91mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	24d	1	0.96mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	24d	1	0.96mi
768 Beardsley St Akron, OH	5.0	1.5	1714	$1,500	$0.88	14d	1	1.03mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	44d	1	1.06mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	24d	1	1.26mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	1.27mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,600	$1.94	14d	14	1.28mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	24d	1	1.28mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	44d	1	1.34mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	44d	1	1.39mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	24d	1	1.45mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	24d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   price $145,000 Active 28 DOM
2. 2026-06-18
   days on market $150,000 Active 28 DOM
3. 2026-06-17
   days on market $150,000 Active 27 DOM
4. 2026-06-16
   days on market $150,000 Active 26 DOM
5. 2026-06-15
   days on market $150,000 Active 25 DOM
6. 2026-06-14
   days on market $150,000 Active 23 DOM
7. 2026-06-13
   days on market $150,000 Active 22 DOM
8. 2026-06-10
   days on market $150,000 Active 20 DOM
9. 2026-06-09
   days on market $150,000 Active 19 DOM
10. 2026-06-08
    days on market $150,000 Active 18 DOM
11. 2026-06-07
    days on market $150,000 Active 17 DOM
12. 2026-06-05
    days on market $150,000 Active 14 DOM
13. 2026-06-03
    days on market $150,000 Active 13 DOM
14. 2026-06-02
    days on market $150,000 Active 12 DOM
15. 2026-06-01
    days on market $150,000 Active 11 DOM
16. 2026-05-31
    days on market $150,000 Active 10 DOM
17. 2026-05-31
    days on market $150,000 Active 9 DOM
18. 2026-05-21
    listed $150,000 Active
19. 2025-04-15
    soldstatus $68,000
20. 2014-01-10
    historical
21. 2013-07-10
    listed $39,000
22. 2013-07-08
    historical
23. 2013-01-08
    listed $34,000
24. 2010-09-14
    soldstatus $56,300
25. 2010-05-25
    soldstatus $11,550
26. 2010-04-21
    listed $12,000
27. 1999-06-08
    soldstatus $71,000
28. 1998-05-05
    listed $28,900

ⓘ 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: $399 · $33/mo
• Projected year-2 tax: $1,331 · $111/mo
• Expected delta: +$931/yr (+$78/mo · 233.4%)

ⓘ 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: $16,485
• − Mortgage interest: −$8,122
• − Property taxes: −$399
• − Insurance: −$725
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$4,218
• Taxable income: $382
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $2,682/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): 13,668
• Household income: $51,321
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 446.0

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 0.63)
• Race & ethnicity: White 52% Black 30% Two or more races 11% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -74.09%
• Current HPI: 213.697
• Rent YoY: ▲ 4.62%
• 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

+419.0% since first listed

11 events — show timeline

• 2026-05-21 Listed $150,000 MLSNOW
• 2025-04-15 Sold (Public Records) $68,000 Public Records
• 2014-01-10 Listing Removed — MLSNOW
• 2013-07-10 Listed $39,000 MLSNOW
• 2013-07-08 Listing Removed — MLSNOW
• 2013-01-08 Listed $34,000 MLSNOW
• 2010-09-14 Sold (Public Records) $56,300 Public Records
• 2010-05-25 Sold (MLS) $11,550 MLSNOW
• 2010-04-21 Listed $12,000 MLSNOW
• 1999-06-08 Sold (Public Records) $71,000 Public Records
• 1998-05-05 Listed $28,900 MLSNOW

Property tax history

-9.7%/yr

Latest (2025): $399 · -77.3% YoY. Source: county tax records.