815 Russell Ave · Akron, OH 44307

$97,000

3 bd · 1.0 ba · 1,114 sqft · SingleFamily public records · 8 Days on market

Built 1927 4,839 sqft lot Est $100k · at est.

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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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +9.0/15.0
• 1% rule +7.3/10.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Great starter home or perfect investor opportunity! Freshly updated 3 bedroom Cape Cod, includes gas range and brand new refrigerator. Conveniently located near Amazon hub in West Akron. New carpet throughout, updated electric, hot water tank 2026, furnace 2023, large unfinished basement great for storage.

Key facts

• Hot water tank
• Updated electric
• Gas range

Tags

• GAS RANGE
• BRAND NEW REFRIGERATOR
• UPDATED ELECTRIC
• HOT WATER TANK
• LARGE UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Public power (implied)
• Home design: 2-story house; Above-grade finished area approximately 1,114 (public records)
• Construction: Vinyl siding; Asphalt roof; Unfinished basement
• Exterior features: Off-street parking; Lot recorded at 0.1111 acres

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup in basement; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Cap rate 9.9% 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: 42 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); 50% 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 $1,192/mo this rent would consume 52% of the median local household income ($28k/yr) (locally 787% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $480 of equity ($671 loan paydown + $-191 appreciation (-0.2% local appreciation)).
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $24k; list at $97k implies a 304% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000

Questions for the listing agent

1. Built in 1927 — 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: 1.23% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.97%
• DSCR: 1.58
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $100,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Longview Ave	0.23mi	3/1.0	1,152 (+3%)	3mo	$53,701	$47	81
923 Russell Ave	0.21mi	3/1.0	1,244 (+12%)	1mo	$142,000	$114	70
1825 9th St SW	0.58mi	3/2.0	1,146 (+3%)	6mo	$118,000	$103	59
1311 Superior Ave	0.49mi	3/1.0	1,008 (-10%)	4mo	$50,000	$50	58
1352 Diagonal Rd	0.59mi	3/1.0	1,200 (+8%)	5mo	$108,500	$90	55
994 Moeller Ave	0.73mi	3/1.0	1,047 (-6%)	1mo	$105,000	$100	55
1855 W 17th St SW	0.61mi	2/1.0 (-1)	1,050 (-6%)	5mo	$85,000	$81	53
966 La Belle Ave	0.65mi	2/1.0 (-1)	1,170 (+5%)	5mo	$105,000	$90	52
940 Lakewood Blvd	0.44mi	2/1.0 (-1)	996 (-11%)	6mo	$96,000	$96	52
880 Jason Ave	0.51mi	3/1.0	988 (-11%)	6mo	$61,000	$62	52
741 Jason Ave	0.54mi	3/1.5	1,241 (+11%)	6mo	$117,500	$95	49
1011 Laurel Ave	0.65mi	2/1.0 (-1)	972 (-13%)	3mo	$27,500	$28	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.55×
• Total profit: $14,970
• Equity at exit: $27,217

10-year hold

• IRR: 16.7%
• Equity multiple: 2.80×
• Total profit: $48,853
• Equity at exit: $31,968

Cash invested: $27,160 (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 44307

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,192 high
• Mortgage (P&I): −$509
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $294

Break-even live

Break-even rent $820

Max offer price $97,000

Occupancy floor 70%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	23d	1	0.20mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	44d	1	0.33mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	0.36mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	44d	1	0.41mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	0.41mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	44d	1	0.44mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	0.47mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	44d	1	0.47mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	44d	1	0.48mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	23d	1	0.51mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	44d	1	0.55mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	21d	1	0.57mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	44d	1	0.61mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	44d	1	0.63mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	0.78mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	44d	1	0.86mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	0.90mi
1040 Mercer Ave Akron, OH	3.0	1.0	850	$1,400	$1.65	21d	1	0.91mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	1.02mi
1310 Bellevue Ave Unit Right Akron, OH	2.0	1.0	800	$990	$1.24	44d	1	1.03mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	44d	1	1.06mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	23d	1	1.08mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	23d	1	1.08mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	44d	1	1.10mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	44d	1	1.13mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	23d	1	1.15mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	23d	1	1.15mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	1.16mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	44d	1	1.17mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	44d	1	1.18mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	44d	1	1.19mi
1339 Thurston St Unit 1339 Akron, OH	2.0	1.0	700	$825	$1.18	44d	1	1.19mi
1335 Thurston St Unit 1335 Akron, OH	2.0	1.0	700	$825	$1.18	14d	1	1.19mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	44d	1	1.19mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	14d	1	1.23mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	1.23mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	21d	1	1.25mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	1.26mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	23d	1	1.30mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	1.30mi

Listing history 7 events

1. 2026-06-18
   days on market $97,000 Active 8 DOM
2. 2026-06-17
   days on market $97,000 Active 7 DOM
3. 2026-06-16
   days on market $97,000 Active 6 DOM
4. 2026-06-15
   days on market $97,000 Active 5 DOM
5. 2026-06-14
   days on market $97,000 Active 3 DOM
6. 2026-06-13
   remarks 307-char remark
7. 2026-06-13
   listed $97,000 Active 2 DOM

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $1,349 · $112/mo
• Expected delta: +$164/yr (+$14/mo · 13.9%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,299
• − Mortgage interest: −$5,434
• − Property taxes: −$1,184
• − Insurance: −$485
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$2,822
• Taxable income: $2,086
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $3,022/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): 6,653
• Household income: $27,697
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 787.0

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: Predominantly Black (73%)
• Race & ethnicity: Black 73% White 17% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -0.20%
• Current HPI: 81.3728
• 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

+304.2% since first listed

2 events — show timeline

• 2026-06-10 Listed $97,000 MLSNOW
• 1985-11-07 Sold (Public Records) $24,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,184 · +9.5% YoY. Source: county tax records.