1296 Ottawa Ave · Akron, OH 44305

$114,800

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 28 Days on market

Built 1956 7,501 sqft lot Est $116k · 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 +20.3/30.0
• ARV discount +7.9/15.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great ranch style home with charm perfect for a starter home or tenant occupied investment property. With 3 bedrooms and 1 full bathroom all on a single floor, additional dining space within the eat-in kitchen. Property was built in 1956 with some newer windows. Nice yard with wooden deck off of the kitchen and driveway for ample off-street parking. Roof was replaced in 2012. Ample space to add a garage. Schedule your showing today! Due diligence Buyer to verify all information. Information deemed reliable but not guaranteed.

Key facts

• Ranch style home
• Newer windows
• Eat-in kitchen

Tags

• RANCH STYLE HOME
• EAT-IN KITCHEN
• WOODEN DECK
• OFF-STREET PARKING
• NEWER WINDOWS

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Deck

Interior

• Kitchen: Range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Linoleum
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (gas); Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Eat-in kitchen
• Laundry & utility: Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

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; 27 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $13k; list at $115k implies a 768% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,078 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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: 1.02% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $115,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Sanford Ave	0.35mi	2/1.0 (-1)	864 (0%)	12mo	$133,000	$154	69
1371 Laffer Ave	0.17mi	3/1.0	960 (+11%)	7mo	$120,000	$125	68
1465 Laffer Ave	0.27mi	2/1.0 (-1)	792 (-8%)	1mo	$109,900	$139	68
1102 Tonawanda Ave	0.33mi	3/1.0	960 (+11%)	1mo	$97,000	$101	65
1181 Grandview Ave	0.52mi	3/1.0	888 (+3%)	13mo	$40,000	$45	60
577 Eastland Ave	0.30mi	3/1.0	960 (+11%)	11mo	$90,250	$94	58
1177 Smithfarm Ave	0.27mi	2/1.0 (-1)	992 (+15%)	2mo	$113,000	$114	56
191 Colony Cres	0.53mi	4/1.5 (+1)	975 (+13%)	2mo	$39,900	$41	45
1604 Ottawa Ave	0.59mi	2/1.0 (-1)	950 (+10%)	7mo	$127,000	$134	45
787 Shoshone Ave	0.69mi	2/1.5 (-1)	932 (+8%)	8mo	$149,900	$161	41
335 Watson St	0.71mi	2/1.0 (-1)	800 (-7%)	13mo	$123,000	$154	39
1189 Eastwood Ave	0.62mi	4/2.0 (+1)	960 (+11%)	11mo	$160,500	$167	34

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-7,372
• Equity at exit: $17,117

10-year hold

• IRR: 5.3%
• Equity multiple: 1.42×
• Total profit: $13,407
• Equity at exit: $9,926

Cash invested: $32,144 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$602
• Tax from tax record: −$131 /mo · $1,573/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $148

Break-even live

Break-even rent $989

Max offer price $114,800

Occupancy floor 82%

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: $28,700
• Closing costs: $3,444
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	44d	1	0.22mi
237 Kryder Ave Unit 237 Akron, OH	2.0	1.0	860	$850	$0.99	44d	1	0.39mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	44d	1	0.48mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	23d	1	0.49mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	44d	1	0.50mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	44d	1	0.57mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	14d	1	0.64mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	23d	1	0.74mi
243 Watson St Akron, OH	2.0	1.0	750	$950	$1.27	44d	1	0.79mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	44d	1	0.83mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	23d	1	0.88mi
1628 E Market St Akron, OH	2.0	1.0	800	$850	$1.06	44d	1	0.97mi
1820 Malasia Rd Akron, OH	2.0	1.0	741	$895	$1.21	21d	1	0.98mi
1820 Malasia Rd Unit 2 Akron, OH	2.0	1.0	741	$925	$1.25	44d	1	0.98mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	23d	1	0.98mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	44d	1	1.01mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	44d	1	1.02mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	44d	1	1.04mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	14d	1	1.09mi
801 E Exchange St Akron, OH	2.0	1.0	850	$925	$1.09	23d	1	1.13mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	23d	1	1.16mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	44d	1	1.34mi
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	14d	1	1.35mi
481 Tompkins Ave Akron, OH	2.0	1.0	800	$749	$0.94	14d	1	1.44mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	44d	1	1.45mi
545 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	900	$1,300	$1.44	44d	1	1.46mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	44d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $114,800 Active 28 DOM
2. 2026-06-17
   days on market $114,800 Active 27 DOM
3. 2026-06-16
   days on market $114,800 Active 26 DOM
4. 2026-06-15
   days on market $114,800 Active 25 DOM
5. 2026-06-14
   days on market $114,800 Active 23 DOM
6. 2026-06-13
   days on market $114,800 Active 22 DOM
7. 2026-06-10
   days on market $114,800 Active 20 DOM
8. 2026-06-09
   days on market $114,800 Active 19 DOM
9. 2026-06-08
   days on market $114,800 Active 18 DOM
10. 2026-06-07
    days on market $114,800 Active 17 DOM
11. 2026-06-05
    days on market $114,800 Active 14 DOM
12. 2026-06-03
    days on market $114,800 Active 13 DOM
13. 2026-06-02
    days on market $114,800 Active 12 DOM
14. 2026-06-01
    days on market $114,800 Active 11 DOM
15. 2026-05-31
    days on market $114,800 Active 10 DOM
16. 2026-05-31
    days on market $114,800 Active 9 DOM
17. 2026-05-21
    listed $114,800 Active
18. 2014-03-31
    historical
19. 2013-10-30
    listed $40,000
20. 1992-12-18
    soldstatus $13,225

ⓘ 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: $1,573 · $131/mo
• Projected year-2 tax: $1,682 · $140/mo
• Expected delta: +$109/yr (+$9/mo · 6.9%)

ⓘ 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: $14,106
• − Mortgage interest: −$6,431
• − Property taxes: −$1,573
• − Insurance: −$574
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$3,340
• Taxable loss: −$68
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $1,789/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

+768.1% since first listed

4 events — show timeline

• 2026-05-21 Listed $114,800 MLSNOW
• 2014-03-31 Listing Removed — MLSNOW
• 2013-10-30 Listed $40,000 MLSNOW
• 1992-12-18 Sold (Public Records) $13,225 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,573 · +0.2% YoY. Source: county tax records.