459 Noah Ave · Akron, OH 44320

$82,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 1 Days on market

Built 1924 5,662 sqft lot Est $94k · 13% under ↓ 57% since listing

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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 +30.0/30.0
• ARV discount +13.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super clean completely updated colonial. Perfect for rental or 1st time buyer. 3 bedrooms, gorgeous woodwork, newer kitchen and bath. All new carpet, freshly painted exterior and interior, all new wiring and plumbing. Nice garage with new door. Nice area near Buchtel High School. Fenced area great for gardening or pet. Great investment. - Previously rented for $625.00

Key facts

• 5,662 sq ft lot
• Garage
• Built 1924

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Cap rate 12.1% 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 (+1.6%/yr); 102 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 36% of the median local income ($41k/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 $567 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 + 1.6% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 25y 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 $27k; list at $82k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,000

Questions for the listing agent

1. Built in 1924 — 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: 1.50% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.67%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $93,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Noah Ave	0.11mi	3/1.0	1,192 (+4%)	1mo	$77,500	$65	87
379 Noble Ave	0.16mi	3/1.0	1,224 (+7%)	2mo	$90,000	$74	79
761 Glendora Ave	0.33mi	3/1.0	1,210 (+6%)	3mo	$60,000	$50	73
1037 Hardesty Blvd	0.66mi	3/1.0	1,109 (-3%)	1mo	$98,000	$88	63
978 Delia Ave	0.53mi	2/1.5 (-1)	1,199 (+5%)	1mo	$42,500	$35	59
575 Fernwood Dr	0.44mi	3/1.0	1,248 (+9%)	8mo	$101,750	$82	57
633 Madison Ave	0.38mi	3/1.0	1,308 (+14%)	2mo	$44,000	$34	57
923 Lawton St	0.36mi	3/1.0	1,008 (-12%)	8mo	$78,000	$77	57
1024 Roslyn Ave	0.73mi	3/1.5	1,100 (-4%)	6mo	$152,000	$138	53
687 Crestview Ave	0.55mi	3/1.5	1,303 (+14%)	3mo	$205,000	$157	47
1071 Delia Ave	0.52mi	3/1.5	1,308 (+14%)	7mo	$125,000	$96	44
861 Glenn St	0.69mi	3/2.0	1,300 (+14%)	5mo	$157,000	$121	37

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.45×
• Total profit: $10,278
• Equity at exit: $12,226

10-year hold

• IRR: 19.4%
• Equity multiple: 2.52×
• Total profit: $34,907
• Equity at exit: $7,090

Cash invested: $22,960 (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 44320

• Rents YoY: 1.6%
• Active inventory: 102
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,228 high
• Mortgage (P&I): −$430
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $395

Break-even live

Break-even rent $727

Max offer price $82,000

Occupancy floor 63%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	14d	1	0.06mi
405 Noah Ave Akron, OH	2.0	1.0	1000	$1,050	$1.05	21d	1	0.10mi
465 Grace Ave Akron, OH	2.0	1.0	850	$850	$1.00	43d	1	0.19mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	14d	1	0.23mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	43d	1	0.32mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	14d	1	0.32mi
916 Peckham St Akron, OH	2.0	1.0	936	$850	$0.91	43d	1	0.32mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	43d	1	0.35mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	14d	1	0.36mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	43d	1	0.39mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	43d	1	0.43mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	43d	1	0.44mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	23d	1	0.51mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	23d	1	0.55mi
1040 Mercer Ave Akron, OH	3.0	1.0	850	$1,400	$1.65	21d	1	0.69mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	43d	1	0.72mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	43d	1	0.76mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	43d	1	0.77mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	43d	1	0.80mi
678 Crosby St Unit 3 Akron, OH	2.0	1.0	1000	$780	$0.78	43d	1	0.84mi
199 Beck Ave Unit 2 Akron, OH	2.0	1.0	926	$1,300	$1.40	23d	1	0.84mi
114 Beck Ave Unit 1 Akron, OH	2.0	1.0	840	$850	$1.01	23d	1	0.89mi
80 Byers Ave Unit A Akron, OH	2.0	1.0	900	$995	$1.11	43d	1	0.90mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	43d	7	0.91mi
627 Crosby St Unit B Akron, OH	4.0	1.0	1200	$875	$0.73	43d	1	0.94mi
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	23d	6	0.96mi
1161 Seward Ave Akron, OH	3.0	1.5	1000	$1,200	$1.20	14d	1	1.00mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	14d	1	1.00mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	43d	1	1.01mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	43d	1	1.05mi
502 Evelyn Ct Akron, OH	2.0	1.0	900	$950	$1.06	43d	1	1.06mi
152 S Balch St Akron, OH	3.0	1.5	1000	$1,195	$1.20	43d	1	1.06mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	43d	1	1.07mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	43d	1	1.08mi
515 Nome Ave Akron, OH	2.0	1.0	800	$950	$1.19	21d	2	1.08mi
1335 Thurston St Unit 1335 Akron, OH	2.0	1.0	700	$825	$1.18	14d	1	1.08mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	23d	1	1.09mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	23d	1	1.09mi
1339 Thurston St Unit 1339 Akron, OH	2.0	1.0	700	$825	$1.18	43d	1	1.09mi
1310 Bellevue Ave Unit Right Akron, OH	2.0	1.0	800	$990	$1.24	43d	1	1.13mi

Listing history 33 events

1. 2026-04-27
   status Pending
2. 2026-04-17
   listed $82,000 Active
3. 2023-08-26
   price $39,500
4. 2020-11-04
   price $39,500
5. 2020-11-04
   price $39,500
6. 2020-08-25
   price $39,500
7. 2014-02-12
   price $39,500
8. 2014-02-12
   price $39,500
9. 2010-07-31
   soldstatus $27,000 370-char remark

   Show marketing remark (370 chars)

   Super clean completely updated colonial. Perfect for rental or 1st time buyer. 3 bedrooms, gorgeous woodwork, newer kitchen and bath. All new carpet, freshly painted exterior and interior, all new wiring and plumbing. Nice garage with new door. Nice area near Buchtel High School. Fenced area great for gardening or pet. Great investment. - Previously rented for $625.00

10. 2010-06-04
    soldstatus $27,000
11. 2010-06-04
    soldstatus $27,000
12. 2009-09-09
    listed $39,900 370-char remark

    Show marketing remark (370 chars)

    Super clean completely updated colonial. Perfect for rental or 1st time buyer. 3 bedrooms, gorgeous woodwork, newer kitchen and bath. All new carpet, freshly painted exterior and interior, all new wiring and plumbing. Nice garage with new door. Nice area near Buchtel High School. Fenced area great for gardening or pet. Great investment. - Previously rented for $625.00

13. 2008-12-08
    historical
14. 2008-10-18
    historical
15. 2008-08-01
    listed $49,900
16. 2008-04-18
    listed $49,900
17. 2007-12-14
    soldstatus $24,210
18. 2007-05-01
    historical
19. 2007-04-30
    listed $26,900
20. 2007-04-24
    soldstatus $38,000
21. 2007-04-24
    soldstatus $38,000
22. 2007-03-20
    listed $45,000
23. 2002-02-22
    historical
24. 2001-10-06
    historical
25. 2001-08-23
    listed $67,900
26. 2001-04-26
    listed $189,900
27. 1998-11-13
    price $189,900
28. 1998-11-13
    price $189,900
29. 1998-11-13
    price $189,900
30. 1998-11-13
    price $189,900
31. 1998-11-13
    price $189,900
32. 1998-11-13
    soldstatus $36,000
33. 1998-11-13
    soldstatus $36,000

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $1,322 · $110/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 ≥97°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: $14,731
• − Mortgage interest: −$4,593
• − Property taxes: −$1,322
• − Insurance: −$410
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,385
• Taxable income: $3,664
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $3,866/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): 17,690
• Household income: $41,241
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 1316.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 27% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -117.69%
• Current HPI: 122.9888
• Rent YoY: ▲ 1.65%
• 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

-56.8% since first listed

33 events — show timeline

• 2026-04-27 Pending — MLSNOW
• 2026-04-17 Listed $82,000 MLSNOW
• 2023-08-26 Price Changed $39,500 MLSNOW
• 2020-11-04 Price Changed $39,500 MLSNOW
• 2020-11-04 Price Changed $39,500 MLSNOW
• 2020-08-25 Price Changed $39,500 MLSNOW
• 2014-02-12 Price Changed $39,500 MLSNOW
• 2014-02-12 Price Changed $39,500 MLSNOW
• 2010-07-31 Sold (MLS) $27,000 MLSNOW
• 2010-06-04 Sold (Public Records) $27,000 Public Records
• 2010-06-04 Sold (Public Records) $27,000 Public Records
• 2009-09-09 Listed $39,900 MLSNOW
• 2008-12-08 Listing Removed — MLSNOW
• 2008-10-18 Listing Removed — MLSNOW
• 2008-08-01 Listed $49,900 MLSNOW
• 2008-04-18 Listed $49,900 MLSNOW
• 2007-12-14 Sold (MLS) $24,210 MLSNOW
• 2007-05-01 Listing Removed — MLSNOW
• 2007-04-30 Listed $26,900 MLSNOW
• 2007-04-24 Sold (Public Records) $38,000 Public Records
• 2007-04-24 Sold (Public Records) $38,000 Public Records
• 2007-03-20 Listed $45,000 MLSNOW
• 2002-02-22 Listing Removed — MLSNOW
• 2001-10-06 Listing Removed — MLSNOW
• 2001-08-23 Listed $67,900 MLSNOW
• 2001-04-26 Listed $189,900 MLSNOW
• 1998-11-13 Sold (Public Records) $36,000 Public Records
• 1998-11-13 Sold (Public Records) $36,000 Public Records
• 1998-11-13 Price Changed $189,900 MLSNOW
• 1998-11-13 Price Changed $189,900 MLSNOW
• 1998-11-13 Price Changed $189,900 MLSNOW
• 1998-11-13 Price Changed $189,900 MLSNOW
• 1998-11-13 Price Changed $189,900 MLSNOW

Property tax history

+2.8%/yr

Latest (2025): $1,322 · +0.1% YoY. Source: county tax records.