1101 Fess Ave · Akron, OH 44307

$90,000

3 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 14 Days on market

Built 1955 5,266 sqft lot Est $95k · 6% under

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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
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• 1% rule +8.4/10.0
• 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

Investment opportunity for handy buyer to a one floor living property. Needs some tlc. Property is close to gym, shopping plaza/restuarants, and highways.

Key facts

• Close to restaurants
• Close to gym
• One floor living

Tags

• ONE FLOOR LIVING
• CLOSE TO GYM
• CLOSE TO SHOPPING PLAZA
• CLOSE TO RESTAURANTS
• CLOSE TO HIGHWAYS

Property features AI

Finance

• Financial info: Annual taxes listed (tax year provided)

Exterior

• Parking: Attached garage (1 car), paved
• Utilities: Public water; Public sewer
• Home design: Single-story home; Aluminum siding; Shingle (asphalt/fiberglass) roof; Slab foundation; Built per public records
• Construction: Aluminum siding construction; Asphalt/fiberglass roof; Slab foundation; Year built from public records
• Exterior features: Lot approximately 0.121 acres

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• 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 $90k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.9% 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 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).
• At $1,206/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 $445 of equity ($622 loan paydown + $-177 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y 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 $58k; list at $90k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1955 — 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: 1.34% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.63%
• DSCR: 1.74
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $95,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1368 Winton Ave	0.29mi	3/1.0	1,038 (-2%)	7mo	$82,000	$79	77
1311 Superior Ave	0.43mi	3/1.0	1,008 (-5%)	4mo	$50,000	$50	69
1248 Greenwood Ave	0.54mi	3/1.0	1,008 (-5%)	1mo	$69,000	$68	66
1265 Greenwood Ave	0.50mi	3/1.5	1,008 (-5%)	2mo	$165,000	$164	65
1372 Frederick Blvd	0.60mi	3/1.0	1,008 (-5%)	5mo	$75,000	$74	59
815 Longview Ave	0.54mi	3/1.0	1,152 (+9%)	3mo	$53,701	$47	58
966 La Belle Ave	0.43mi	2/1.0 (-1)	1,170 (+10%)	5mo	$105,000	$90	54
1352 Diagonal Rd	0.43mi	3/1.0	1,200 (+13%)	5mo	$108,500	$90	54
1389 Diagonal Rd	0.36mi	3/2.0	1,200 (+13%)	9mo	$110,000	$92	50
1158 Hardesty Blvd	0.62mi	3/1.5	960 (-9%)	7mo	$159,900	$167	48
940 Lakewood Blvd	0.71mi	2/1.0 (-1)	996 (-6%)	6mo	$96,000	$96	47
1171 Jason Ave	0.73mi	3/1.0	922 (-13%)	2mo	$155,000	$168	42

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: 15.7%
• Equity multiple: 1.75×
• Total profit: $18,784
• Equity at exit: $25,253

10-year hold

• IRR: 20.4%
• Equity multiple: 3.22×
• Total profit: $55,900
• Equity at exit: $29,661

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 44307

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$472
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $349

Break-even live

Break-even rent $764

Max offer price $90,000

Occupancy floor 66%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	44d	1	0.07mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	44d	1	0.14mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	44d	1	0.26mi
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	23d	1	0.41mi
1310 Bellevue Ave Unit Right Akron, OH	2.0	1.0	800	$990	$1.24	44d	1	0.60mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	44d	1	0.67mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	23d	1	0.72mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	23d	1	0.73mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	44d	1	0.75mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	44d	1	0.76mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	44d	1	0.76mi
1339 Thurston St Unit 1339 Akron, OH	2.0	1.0	700	$825	$1.18	44d	1	0.76mi
1335 Thurston St Unit 1335 Akron, OH	2.0	1.0	700	$825	$1.18	14d	1	0.77mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	21d	1	0.78mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	44d	1	0.79mi
1040 Mercer Ave Akron, OH	3.0	1.0	850	$1,400	$1.65	21d	1	0.83mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	0.84mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	44d	1	0.85mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	23d	1	0.85mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	0.89mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	44d	1	0.89mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	44d	1	0.90mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	0.91mi
1161 Seward Ave Akron, OH	3.0	1.5	1000	$1,200	$1.20	14d	1	0.92mi
1128 Cordova Ave Akron, OH	2.0	1.0	840	$795	$0.95	14d	1	1.06mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	23d	1	1.06mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	1.15mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	14d	1	1.16mi
1889 Vernon Odom Blvd Akron, OH	1.0–2.0	1.0–2.0	800	$1,310	$1.64	14d	1	1.17mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	1.25mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	1.26mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	14d	1	1.33mi
1047 Yukon Ave Akron, OH	3.0	1.0	966	$995	$1.03	21d	1	1.34mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	44d	1	1.36mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	23d	1	1.36mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	1.37mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	23d	1	1.39mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	44d	1	1.40mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	1.42mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	14d	1	1.45mi

Listing history 12 events

1. 2026-06-18
   days on market $90,000 Active 14 DOM
2. 2026-06-17
   days on market $90,000 Active 13 DOM
3. 2026-06-16
   days on market $90,000 Active 12 DOM
4. 2026-06-15
   days on market $90,000 Active 11 DOM
5. 2026-06-14
   days on market $90,000 Active 9 DOM
6. 2026-06-13
   days on market $90,000 Active 8 DOM
7. 2026-06-10
   days on market $90,000 Active 6 DOM
8. 2026-06-09
   days on market $90,000 Active 5 DOM
9. 2026-06-08
   days on market $90,000 Active 4 DOM
10. 2026-06-07
    days on market $90,000 Active 3 DOM
11. 2026-06-05
    remarks 154-char remark
12. 2026-06-05
    listed $90,000 Active 1 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: $1,131 · $94/mo
• Projected year-2 tax: $1,268 · $106/mo
• Expected delta: +$136/yr (+$11/mo · 12.1%)

ⓘ 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: $14,474
• − Mortgage interest: −$5,041
• − Property taxes: −$1,131
• − Insurance: −$450
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,618
• Taxable income: $2,917
• Est. tax owed @ 24.0%: −$700
• After-tax cash flow: $3,490/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

+50.3% since first listed

4 events — show timeline

• 2026-06-04 Listed $90,000 MLSNOW
• 2004-02-25 Sold (Public Records) $58,000 Public Records
• 2004-02-25 Sold (MLS) $58,000 MLSNOW
• 2003-10-05 Listed $59,900 MLSNOW

Property tax history

-0.0%/yr

Latest (2025): $1,131 · -1.8% YoY. Source: county tax records.