499 Gage St · Akron, OH 44311

$100,000

3 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 49 Days on market

Built 1901 5,924 sqft lot $78/sqft · 18% above area Est $85k · 18% over

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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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +7.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3-bedroom, 1-bath home located just one block south of the University of Akron with beautiful wood trim and finishes throughout. The main floor features a welcoming living room, kitchen with stove and refrigerator, a bedroom, and a foyer. Upstairs offers two additional bedrooms and a full bathroom with shower. The property includes a full basement with updated breaker electric service and a forced-air gas furnace. Ample parking in back of property. Schedule your private showing today!

Key facts

• 5,924 sq ft lot
• Parking
• Built 1901

Property features AI

Exterior

• Parking: Driveway parking; On-site parking
• Utilities: Public water; Public sewer
• Home design: 2-story residence; Asphalt/fiberglass roof
• Construction: Built according to public records; Vinyl siding construction
• Exterior features: Vinyl siding

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 54 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); 52% 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).
• At $1,204/mo this rent would consume 59% of the median local household income ($24k/yr) (locally 659% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 49 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 31y 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 $45k; list at $100k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 6.9

CMA / ARV

• ARV (median comp): $84,985
• List price: $100,000
• Delta: 17.67%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Crouse St	0.09mi	4/2.0 (+1)	1,370 (+7%)	2mo	$62,500	$46	74
591 Hedden Ave	0.37mi	3/1.0	1,224 (-5%)	2mo	$63,500	$52	73
668 Sherman St	0.60mi	3/1.0	1,274 (-1%)	4mo	$60,000	$47	67
713 Kling St	0.50mi	4/1.0 (+1)	1,302 (+1%)	5mo	$75,000	$58	65
319 Sterling Ct	0.31mi	3/2.0	1,400 (+9%)	5mo	$140,000	$100	62
70 Wise St	0.52mi	3/1.0	1,197 (-7%)	5mo	$80,000	$67	60
381 Bethwayne Ct	0.34mi	4/1.0 (+1)	1,152 (-10%)	8mo	$70,000	$61	55
374 Gibbs Pl	0.74mi	3/1.0	1,350 (+5%)	8mo	$80,000	$59	50
650 Kling St	0.42mi	4/2.0 (+1)	1,456 (+13%)	3mo	$158,000	$109	46
642 Gridley Ave	0.65mi	4/2.0 (+1)	1,399 (+9%)	5mo	$45,000	$32	42
788 Excelsior Ave	0.62mi	4/1.5 (+1)	1,469 (+14%)	1mo	$166,000	$113	39
848 Kling St	0.74mi	4/2.5 (+1)	1,160 (-10%)	5mo	$110,000	$95	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,744
• Equity at exit: $14,910

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $15,078
• Equity at exit: $8,646

Cash invested: $28,000 (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 44311

• Home prices YoY: -28.4%
• Active inventory: 54
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$524
• Tax from tax record: −$174 /mo · $2,091/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $211

Break-even live

Break-even rent $937

Max offer price $100,000

Occupancy floor 78%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	43d	1	0.02mi
455 Spicer St Akron, OH	2.0	1.0	1872	$975	$0.52	14d	1	0.03mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	43d	1	0.04mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	23d	1	0.11mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	23d	1	0.11mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	0.20mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	23d	1	0.23mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	43d	1	0.30mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	0.30mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	43d	1	0.43mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,085	$1.30	14d	3	0.45mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	43d	1	0.47mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	23d	1	0.49mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	43d	1	0.49mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	43d	1	0.50mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	43d	1	0.51mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	14d	14	0.53mi
545 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	900	$1,300	$1.44	43d	1	0.60mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	23d	1	0.63mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	43d	1	0.63mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	23d	1	0.66mi
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	14d	1	0.66mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	0.80mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.83mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	43d	1	0.83mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	23d	1	0.84mi
22 E Exchange St Unit 339 Akron, OH	2.0	2.0	976	$1,434	$1.47	43d	1	0.88mi
22 E Exchange St Unit 429 Akron, OH	2.0	2.0	1032	$1,515	$1.47	21d	1	0.88mi
22 E Exchange St Unit 115 Akron, OH	2.0	2.0	1039	$1,585	$1.53	43d	1	0.88mi
22 E Exchange St Unit 454 Akron, OH	2.0	2.0	958	$1,565	$1.63	43d	1	0.88mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	43d	1	0.88mi
22 E Exchange St Apt 335 Akron, OH	2.0	2.0	963	$1,466	$1.52	43d	1	0.88mi
22 E Exchange St Unit 253 Akron, OH	2.0	2.0	958	$1,565	$1.63	14d	1	0.88mi
22 E Exchange St Unit 421 Akron, OH	2.0	2.0	985	$1,514	$1.54	43d	1	0.88mi
22 E Exchange St Unit 233 Akron, OH	2.0	2.0	1052	$1,599	$1.52	43d	1	0.88mi
22 E Exchange St Unit 256 Akron, OH	2.0	2.0	920	$1,544	$1.68	43d	1	0.88mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,534	$1.88	14d	54	0.90mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	43d	1	0.93mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	43d	1	0.94mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	23d	1	0.96mi

Listing history 19 events

1. 2026-06-18
   days on market $100,000 Active 49 DOM
2. 2026-06-17
   days on market $100,000 Active 48 DOM
3. 2026-06-16
   days on market $100,000 Active 47 DOM
4. 2026-06-15
   days on market $100,000 Active 46 DOM
5. 2026-06-14
   days on market $100,000 Active 44 DOM
6. 2026-06-13
   days on market $100,000 Active 43 DOM
7. 2026-06-10
   days on market $100,000 Active 41 DOM
8. 2026-06-09
   days on market $100,000 Active 40 DOM
9. 2026-06-08
   days on market $100,000 Active 39 DOM
10. 2026-06-07
    days on market $100,000 Active 38 DOM
11. 2026-06-05
    days on market $100,000 Active 35 DOM
12. 2026-06-03
    days on market $100,000 Active 34 DOM
13. 2026-06-02
    days on market $100,000 Active 33 DOM
14. 2026-06-01
    days on market $100,000 Active 32 DOM
15. 2026-05-31
    days on market $100,000 Active 31 DOM
16. 2026-05-31
    days on market $100,000 Active 30 DOM
17. 2026-04-29
    listed $100,000 Active 498-char remark
18. 1996-07-26
    soldstatus $44,900
19. 1995-11-20
    listed $44,900

ⓘ 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: $2,091 · $174/mo
• Projected year-2 tax: $2,091 · $174/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: $14,444
• − Mortgage interest: −$5,602
• − Property taxes: −$2,091
• − Insurance: −$500
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,909
• Taxable income: $1,031
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $2,279/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): 7,547
• Household income: $24,369
• Rent vs Own: 83.0% rent · 17.0% own
• Severe rent burden: 659.0

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 0.60)
• Race & ethnicity: White 53% Black 35% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, Vietnam, Philippines
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -39.01%
• Current HPI: 98.3809
• Rent YoY: —
• 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

+122.7% since first listed

3 events — show timeline

• 2026-04-29 Listed $100,000 MLSNOW
• 1996-07-26 Sold (Public Records) $44,900 Public Records
• 1995-11-20 Listed $44,900 MLSNOW

Property tax history

+3.3%/yr

Latest (2025): $2,091 · -3.4% YoY. Source: county tax records.