1308 Gorge Blvd · Akron, OH 44310

$119,900

3 bd · 1.0 ba · 1,111 sqft · SingleFamily public records · 68 Days on market

Built 1928 10,454 sqft lot $108/sqft · 18% below area Est $146k · 18% 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 +15.6/30.0
• ARV discount +15.0/15.0
• 1% rule +4.8/10.0
• DSCR +4.8/10.0
• 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 MLS

Presenting this wonderful investment opportunity! Welcome to this charming colonial offering timeless character, and modern comfort. Currently occupied by a tenant paying $1,350/month rent (lease runs until June 2026, however the tenant would love to sign a new lease extension!) Step inside to find a bright and inviting living room with decorative fireplace. Dining room moves seamlessly into the eat in kitchen. Second floor gives way to three bedrooms and a full bath. Basement has a laundry area and plenty of storage. There are (2) parcels of land that combined make up just under 1/2 acre. Garage is deep, making room for a workshop, hobbies or additional storage. Front porch is perfect for relaxing or entertaining. Located could not be more perfect, walking distance to Gorge Metropark, and less than a mile to the Front Street Experience in Cuyahoga Falls. New roof in 2022, kitchen updated 2012, New HVAC 2012. Pictures are not current, (current photos not taken to respect the tenants privacy). Book your showing today, don't let this opportunity get away!

Key facts

• Decorative fireplace
• Plenty of storage
• Laundry area

Tags

• DECORATIVE FIREPLACE
• EAT IN KITCHEN
• LAUNDRY AREA
• PLENTY OF STORAGE
• TWO PARCELS OF LAND
• DEEP GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $51 ($607/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 $118k (1.8% below list).
• Recommended offer: $113k (6.0% 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 (+4.8%/yr); 86 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 34% 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 $829 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 68 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 0.98% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 8.5

CMA / ARV

• ARV (median comp): $146,148
• List price: $119,900
• Delta: -17.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 Linden Ave	0.30mi	3/1.0	1,144 (+3%)	1mo	$59,900	$52	80
1353 Gorge Blvd	0.09mi	3/1.0	1,218 (+10%)	3mo	$158,500	$130	77
1101 Linden Ave	0.29mi	3/1.0	1,186 (+7%)	2mo	$111,000	$94	74
1195 Sawyer Ave	0.64mi	3/1.0	1,075 (-3%)	2mo	$75,000	$70	63
1106 Collinwood Ave	0.52mi	3/1.0	1,194 (+8%)	1mo	$147,000	$123	63
1300 Mount Vernon Ave	0.68mi	2/1.0 (-1)	1,100 (-1%)	1mo	$117,000	$106	61
1121 Woodward Ave	0.70mi	3/2.0	1,125 (+1%)	2mo	$209,900	$187	60
1206 Pitkin Ave	0.71mi	3/1.0	1,056 (-5%)	2mo	$131,000	$124	56
1420 Home Ave	0.46mi	2/1.5 (-1)	984 (-11%)	1mo	$115,000	$117	52
1103 Sawyer Ave	0.55mi	4/1.0 (+1)	1,248 (+12%)	1mo	$116,430	$93	48
818 Jean Ave	0.52mi	3/2.0	960 (-14%)	1mo	$179,500	$187	48
697 Ocean Ave	0.50mi	4/2.0 (+1)	972 (-12%)	2mo	$95,000	$98	46

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.58×
• Total profit: $-13,963
• Equity at exit: $17,877

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $1,535
• Equity at exit: $10,367

Cash invested: $33,572 (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 44310

• Rents YoY: 4.8%
• Active inventory: 86
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$629
• Tax from tax record: −$200 /mo · $2,405/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $51

Break-even live

Break-even rent $1,113

Max offer price $119,900

Occupancy floor 91%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
539 E Cuyahoga Falls Ave Unit 1 Akron, OH	2.0	1.0	1000	$895	$0.90	23d	1	0.26mi
1088 Lexington Ave Akron, OH	3.0	1.0	1008	$1,600	$1.59	14d	1	0.36mi
1180 Murray Ave Akron, OH	3.0	2.0	1340	$1,175	$0.88	21d	1	0.54mi
649 Patterson Ave Unit a Akron, OH	2.0	1.0	1000	$775	$0.78	44d	1	0.70mi
649 Patterson Ave Unit B Akron, OH	3.0	1.0	1200	$900	$0.75	44d	1	0.70mi
1382 9th St Cuyahoga Falls, OH	2.0	1.0	862	$1,050	$1.22	44d	1	0.79mi
674 Thayer St Unit 674 Akron, OH	2.0	1.0	1208	$825	$0.68	44d	1	0.92mi
674 Thayer St #676 Akron, OH	2.0	1.0	1208	$795	$0.66	44d	1	0.92mi
1522 Campbell St Unit 2 Cuyahoga Falls, OH	2.0	1.0	900	$1,300	$1.44	21d	1	0.93mi
586 Robinette Ct Akron, OH	4.0	1.0	1040	$1,250	$1.20	44d	1	0.94mi
825 Avon St Unit 1 Akron, OH	2.0	1.0	960	$875	$0.91	21d	1	0.95mi
1059 Jean Ave Akron, OH	3.0	1.0	1012	$1,300	$1.28	44d	1	0.96mi
500 Delmar Ave Unit 502 Akron, OH	2.0	1.0	1000	$775	$0.78	23d	1	1.01mi
559 Dayton St Akron, OH	3.0	1.0	1200	$1,200	$1.00	44d	1	1.01mi
570 Dayton St Akron, OH	3.0	1.0	1140	$1,350	$1.18	14d	1	1.02mi
265 Cranz Pl Akron, OH	4.0	1.0	1376	$1,300	$0.94	44d	1	1.03mi
1350 N Howard St Akron, OH	1.0–2.0	1.0	725	$925	$1.28	14d	1	1.04mi
1390 N Howard St Akron, OH	2.0	1.0	1000	$1,000	$1.00	44d	1	1.04mi
1423 Creighton Ave Unit 1 Akron, OH	3.0	1.0	1040	$1,100	$1.06	23d	1	1.15mi
835 Carlysle St Akron, OH	3.0	1.0	1152	$1,250	$1.09	44d	1	1.23mi
467 Lynn Dr Cuyahoga Falls, OH	3.0	1.0	1414	$1,600	$1.13	14d	1	1.24mi
805 Carpenter St Akron, OH	3.0	1.0	1056	$1,100	$1.04	23d	1	1.30mi
1444 Hyde Park Ave Akron, OH	3.0	1.0	1104	$1,395	$1.26	14d	1	1.32mi
1823 7th St Cuyahoga Falls, OH	3.0	1.5	1248	$2,850	$2.28	44d	1	1.37mi
15 W York St Akron, OH	2.0	1.5	1178	$1,150	$0.98	14d	1	1.37mi
15 W York St Akron, OH	3.0	1.0	1178	$1,150	$0.98	21d	1	1.37mi
1015 Howe Ave Cuyahoga Falls, OH	2.0	1.0	768	$1,100	$1.43	21d	1	1.38mi
1015 Howe Ave Apt 7 Cuyahoga Falls, OH	2.0	1.0	768	$1,100	$1.43	14d	1	1.38mi
1015 Howe Ave Apt 7 Cuyahoga Falls, OH	2.0	1.0	768	$1,200	$1.56	21d	1	1.38mi
489 N Howard St Unit 101 Akron, OH	2.0	1.0	700	$799	$1.14	44d	1	1.40mi
1832 15th St Cuyahoga Falls, OH	3.0	1.0	1000	$1,495	$1.50	23d	1	1.41mi

Listing history 23 events

1. 2026-06-18
   days on market $119,900 Active 68 DOM
2. 2026-06-17
   days on market $119,900 Active 67 DOM
3. 2026-06-16
   days on market $119,900 Active 66 DOM
4. 2026-06-15
   days on market $119,900 Active 65 DOM
5. 2026-06-14
   days on market $119,900 Active 63 DOM
6. 2026-06-13
   days on market $119,900 Active 62 DOM
7. 2026-06-10
   days on market $119,900 Active 60 DOM
8. 2026-06-09
   days on market $119,900 Active 59 DOM
9. 2026-06-09
   status $119,900 Active 58 DOM
10. 2026-06-08
    days on market $119,900 Contingent 58 DOM
11. 2026-06-07
    days on market $119,900 Contingent 57 DOM
12. 2026-06-05
    days on market $119,900 Contingent 54 DOM
13. 2026-06-03
    days on market $119,900 Contingent 53 DOM
14. 2026-06-03
    status $119,900 Contingent 52 DOM
15. 2026-06-02
    days on market $119,900 Active 52 DOM
16. 2026-06-01
    days on market $119,900 Active 51 DOM
17. 2026-05-31
    days on market $119,900 Active 50 DOM
18. 2026-05-31
    days on market $119,900 Active 49 DOM
19. 2026-04-11
    listed $124,900 Active 1072-char remark

    Show marketing remark (1072 chars)

    Presenting this wonderful investment opportunity! Welcome to this charming colonial offering timeless character, and modern comfort. Currently occupied by a tenant paying $1,350/month rent (lease runs until June 2026, however the tenant would love to sign a new lease extension!) Step inside to find a bright and inviting living room with decorative fireplace. Dining room moves seamlessly into the eat in kitchen. Second floor gives way to three bedrooms and a full bath. Basement has a laundry area and plenty of storage. There are (2) parcels of land that combined make up just under 1/2 acre. Garage is deep, making room for a workshop, hobbies or additional storage. Front porch is perfect for relaxing or entertaining. Located could not be more perfect, walking distance to Gorge Metropark, and less than a mile to the Front Street Experience in Cuyahoga Falls. New roof in 2022, kitchen updated 2012, New HVAC 2012. Pictures are not current, (current photos not taken to respect the tenants privacy). Book your showing today, don't let this opportunity get away!

20. 2023-07-20
    soldstatus $111,000 Closed 680-char remark

    Show marketing remark (680 chars)

    Presenting this wonderful 3 bed, 1.5 bath colonial on a double lot. First floor has a large living room, dining room, and eat in kitchen. Living room has a cozy electric fireplace with remote. Second floor gives way to the 3 bedrooms and main bath. Basement is large, open, and has a bonus wine cellar/pantry. This century home is located minutes from the Gorge park hiking trails, & 1 mile to the front street restaurants and shops. Conveniently located by Route 8. Large 2.5 car, heated garage that is perfect for a work shop. New roof in 2022! Double lot is currently being combined by Summit County to make one large parcel. Book your showing today! This won't last long!

21. 2023-07-19
    soldstatus $111,000
22. 2023-06-01
    historical Contingent 680-char remark

    Show marketing remark (680 chars)

    Presenting this wonderful 3 bed, 1.5 bath colonial on a double lot. First floor has a large living room, dining room, and eat in kitchen. Living room has a cozy electric fireplace with remote. Second floor gives way to the 3 bedrooms and main bath. Basement is large, open, and has a bonus wine cellar/pantry. This century home is located minutes from the Gorge park hiking trails, & 1 mile to the front street restaurants and shops. Conveniently located by Route 8. Large 2.5 car, heated garage that is perfect for a work shop. New roof in 2022! Double lot is currently being combined by Summit County to make one large parcel. Book your showing today! This won't last long!

23. 2023-05-18
    listed $115,000 Active 680-char remark

    Show marketing remark (680 chars)

    Presenting this wonderful 3 bed, 1.5 bath colonial on a double lot. First floor has a large living room, dining room, and eat in kitchen. Living room has a cozy electric fireplace with remote. Second floor gives way to the 3 bedrooms and main bath. Basement is large, open, and has a bonus wine cellar/pantry. This century home is located minutes from the Gorge park hiking trails, & 1 mile to the front street restaurants and shops. Conveniently located by Route 8. Large 2.5 car, heated garage that is perfect for a work shop. New roof in 2022! Double lot is currently being combined by Summit County to make one large parcel. Book your showing today! This won't last long!

ⓘ 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: $2,405 · $200/mo
• Projected year-2 tax: $2,405 · $200/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,122
• − Mortgage interest: −$6,716
• − Property taxes: −$2,405
• − Insurance: −$600
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$3,488
• Taxable loss: −$1,346
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $930/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): 25,496
• Household income: $41,066
• Rent vs Own: 60.7% rent · 39.3% own
• Severe rent burden: 2058.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 40% Black 25% Asian 20% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, India, Philippines
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 7% Other Asian/Pacific 6%

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: ▼ -194.41%
• Current HPI: 203.4431
• Rent YoY: ▲ 4.82%
• 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

+8.6% since first listed

5 events — show timeline

• 2026-04-11 Listed $124,900 MLSNOW
• 2023-07-20 Sold (MLS) $111,000 MLSNOW
• 2023-07-19 Sold (Public Records) $111,000 Public Records
• 2023-06-01 Contingent — MLSNOW
• 2023-05-18 Listed $115,000 MLSNOW

Property tax history

+8.1%/yr

Latest (2025): $2,405 · +4.2% YoY. Source: county tax records.