1236 Arnold Ave · Akron, OH 44305

$90,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 71 Days on market

Built 1928 5,279 sqft lot $125/sqft · 10% above area Est $82k · 10% 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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 1-bath home in desirable Goodyear Heights—perfect for first-time buyers or those looking to downsize! This home offers comfortable living with a functional layout and plenty of potential to make it your own. Enjoy peace of mind with a waterproofed basement and updated mechanicals, providing added value and long-term reliability. The lower level offers great space for storage, a workshop, or future finishing possibilities. Conveniently located near parks, shopping, and major highways, this home combines affordability, practicality, and a great location. Don’t miss this opportunity to own a perfect starter home!

Key facts

• 5,279 sq ft lot
• Parking
• Built 1928

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Zoned schools: Barber Community Learning Center (math 22% / reading 27%, grade F, #1,217 of 1,584 statewide, top 78%, 312 students, 0% FRL); National Inventors Hall of Fame School Center For Stem (math 45% / reading 56%, grade C, #413 of 654 statewide, top 63%, 406 students, 0% FRL); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 52% at this address vs 26% district-wide (+26 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.5%/yr); 101 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $622 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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 33y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $90k implies a 201% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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: 1.11% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $81,691
• List price: $90,000
• Delta: 10.17%
• 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
570 Mohawk Ave	0.41mi	2/1.0	720 (0%)	3mo	$103,000	$143	78
807 Caddo Ave	0.55mi	2/1.0	720 (0%)	11mo	$100,500	$140	65
1484 Tonawanda Ave	0.55mi	2/2.0	720 (0%)	12mo	$112,000	$156	60
1465 Laffer Ave	0.50mi	2/1.0	792 (+10%)	1mo	$109,900	$139	59
854 Shoshone Ave	0.61mi	2/1.0	720 (0%)	15mo	$115,000	$160	59
1887 Goodyear Blvd	0.72mi	2/1.0	720 (0%)	10mo	$100,000	$139	58
1830 Hillside Ter	0.66mi	2/1.0	720 (0%)	16mo	$90,000	$125	56
1865 Goodyear Blvd	0.70mi	2/1.0	690 (-4%)	8mo	$90,000	$130	54
1438 Laffer Ave	0.48mi	2/1.0	768 (+7%)	18mo	$77,500	$101	51
299 Sobul Ave	0.47mi	2/1.0	768 (+7%)	21mo	$36,000	$47	49
928 Cree Ave	0.75mi	2/1.0	768 (+7%)	10mo	$82,000	$107	46
1382 Honodle Ave	0.38mi	2/2.0	640 (-11%)	22mo	$105,000	$164	42

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,138
• Equity at exit: $13,419

10-year hold

• IRR: 9.1%
• Equity multiple: 1.74×
• Total profit: $18,710
• Equity at exit: $7,782

Cash invested: $25,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $995 high
• Mortgage (P&I): −$472
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $171

Break-even live

Break-even rent $778

Max offer price $90,000

Occupancy floor 78%

Sensitivity live

Price	-10% $222	-5% $197	+0% $171	+5% $146	+10% $120
Rent	-10% $93	-5% $132	+0% $171	+5% $210	+10% $250
Rate	-1.0pp $216	-0.5pp $194	base $171	+0.5pp $148	+1.0pp $124

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	45d	1	0.23mi
797 E Market St Apt 209 Akron, OH	1.0	1.0	600	$1,350	$2.25	25d	1	0.87mi
1044 Brittain Rd Unit 1050 Akron, OH	1.0	1.0	700	$785	$1.12	45d	1	1.00mi
1050 Brittain Rd Akron, OH	1.0	1.0	700	$785	$1.12	45d	1	1.00mi
1119 Johnston St Apt 1 Akron, OH	1.0	1.0	365	$675	$1.85	15d	1	1.02mi
243 Watson St Akron, OH	2.0	1.0	750	$950	$1.27	45d	1	1.04mi
167 Chittenden St Unit 3 Akron, OH	1.0	1.0	575	$700	$1.22	45d	1	1.08mi
1820 Malasia Rd Akron, OH	2.0	1.0	741	$895	$1.21	22d	1	1.22mi
1820 Malasia Rd Unit 2 Akron, OH	2.0	1.0	741	$925	$1.25	45d	1	1.22mi
590 E Buchtel Ave Akron, OH	1.0	1.0	600	$679	$1.13	45d	1	1.24mi
545 E Buchtel Ave Apt 3 Akron, OH	1.0	1.0	700	$1,200	$1.71	25d	1	1.31mi

Listing history 18 events

1. 2026-06-07
   statusdays on market $90,000 Pending 71 DOM
2. 2026-06-05
   days on market $90,000 Contingent 70 DOM
3. 2026-06-03
   days on market $90,000 Contingent 69 DOM
4. 2026-06-02
   days on market $90,000 Contingent 68 DOM
5. 2026-06-01
   days on market $90,000 Contingent 67 DOM
6. 2026-05-31
   days on market $90,000 Contingent 66 DOM
7. 2026-05-31
   days on market $90,000 Contingent 65 DOM
8. 2026-05-19
   historical Contingent 665-char remark

   Show marketing remark (665 chars)

   Welcome to this charming 3-bedroom, 1-bath home in desirable Goodyear Heights—perfect for first-time buyers or those looking to downsize! This home offers comfortable living with a functional layout and plenty of potential to make it your own. Enjoy peace of mind with a waterproofed basement and updated mechanicals, providing added value and long-term reliability. The lower level offers great space for storage, a workshop, or future finishing possibilities. Conveniently located near parks, shopping, and major highways, this home combines affordability, practicality, and a great location. Don’t miss this opportunity to own a perfect starter home!

9. 2026-05-15
   status Active 665-char remark

   Show marketing remark (665 chars)

   Welcome to this charming 3-bedroom, 1-bath home in desirable Goodyear Heights—perfect for first-time buyers or those looking to downsize! This home offers comfortable living with a functional layout and plenty of potential to make it your own. Enjoy peace of mind with a waterproofed basement and updated mechanicals, providing added value and long-term reliability. The lower level offers great space for storage, a workshop, or future finishing possibilities. Conveniently located near parks, shopping, and major highways, this home combines affordability, practicality, and a great location. Don’t miss this opportunity to own a perfect starter home!

10. 2026-05-03
    historical Contingent 665-char remark

    Show marketing remark (665 chars)

    Welcome to this charming 3-bedroom, 1-bath home in desirable Goodyear Heights—perfect for first-time buyers or those looking to downsize! This home offers comfortable living with a functional layout and plenty of potential to make it your own. Enjoy peace of mind with a waterproofed basement and updated mechanicals, providing added value and long-term reliability. The lower level offers great space for storage, a workshop, or future finishing possibilities. Conveniently located near parks, shopping, and major highways, this home combines affordability, practicality, and a great location. Don’t miss this opportunity to own a perfect starter home!

11. 2026-04-18
    price $90,000 665-char remark

    Show marketing remark (665 chars)

    Welcome to this charming 3-bedroom, 1-bath home in desirable Goodyear Heights—perfect for first-time buyers or those looking to downsize! This home offers comfortable living with a functional layout and plenty of potential to make it your own. Enjoy peace of mind with a waterproofed basement and updated mechanicals, providing added value and long-term reliability. The lower level offers great space for storage, a workshop, or future finishing possibilities. Conveniently located near parks, shopping, and major highways, this home combines affordability, practicality, and a great location. Don’t miss this opportunity to own a perfect starter home!

12. 2026-03-26
    listed $100,000 Active 665-char remark

    Show marketing remark (665 chars)

    Welcome to this charming 3-bedroom, 1-bath home in desirable Goodyear Heights—perfect for first-time buyers or those looking to downsize! This home offers comfortable living with a functional layout and plenty of potential to make it your own. Enjoy peace of mind with a waterproofed basement and updated mechanicals, providing added value and long-term reliability. The lower level offers great space for storage, a workshop, or future finishing possibilities. Conveniently located near parks, shopping, and major highways, this home combines affordability, practicality, and a great location. Don’t miss this opportunity to own a perfect starter home!

13. 1993-11-22
    soldstatus $29,900
14. 1993-10-15
    historical
15. 1993-07-27
    listed $29,900
16. 1987-12-14
    soldstatus $14,000
17. 1987-10-08
    soldstatus $10,800
18. 1985-03-21
    soldstatus $22,000

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $1,333 · $111/mo
• Expected delta: +$71/yr (+$6/mo · 5.6%)

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 15 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: $11,936
• − Mortgage interest: −$5,041
• − Property taxes: −$1,262
• − Insurance: −$450
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,618
• Taxable income: $655
• Est. tax owed @ 24.0%: −$157
• After-tax cash flow: $1,897/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

+309.1% since first listed

11 events — show timeline

• 2026-05-19 Contingent — MLSNOW
• 2026-05-15 Relisted — MLSNOW
• 2026-05-03 Contingent — MLSNOW
• 2026-04-18 Price Changed $90,000 MLSNOW
• 2026-03-26 Listed $100,000 MLSNOW
• 1993-11-22 Sold (Public Records) $29,900 Public Records
• 1993-10-15 Listing Removed — MLSNOW
• 1993-07-27 Listed $29,900 MLSNOW
• 1987-12-14 Sold (Public Records) $14,000 Public Records
• 1987-10-08 Sold (Public Records) $10,800 Public Records
• 1985-03-21 Sold (Public Records) $22,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,262 · +0.1% YoY. Source: county tax records.