1009 W Wilbeth Rd · Akron, OH 44314

$73,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 20 Days on market

Built 1911 5,288 sqft lot $101/sqft · 25% above area Est $78k · 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 +28.5/30.0
• ARV discount +10.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors! Vinyl sided, but needs interior rehab. At this price it's a bargain! Room sizes estimated. Foreclosure. Sold as is. Buyer MUST provide Proof of Funds or Pre-Approval Letter without contingencies WITH INITIAL OFFER. Agents read agent only remarks.

Key facts

• Updated counter tops
• Vinyl siding
• Handy half bath

Tags

• NO MAINTENANCE EXTERIOR
• VINYL SIDING
• REPLACEMENT WINDOWS
• UPDATED BASE CABINETS
• UPDATED COUNTER TOPS
• HANDY HALF BATH

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story house; Vinyl siding
• Construction: Asphalt/fiberglass roof; Block foundation; Built per public records
• Exterior features: Front porch; Partial chain-link fencing

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two upstairs bedrooms (carpeted)
• Flooring: Carpet in bedrooms
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Double-pane windows; Full basement
• Laundry & utility: Electric dryer hookup; Dryer (appliance present)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $73k).
• Recommended offer: $72k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Rents rising (+3.9%/yr); 104 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $505 of loan paydown is wiped out by about $2k 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 + 3.9% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $7k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,905 (1.5% below list)

Questions for the listing agent

1. Built in 1911 — 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: 1.28% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.01%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $77,768
• List price: $73,000
• Delta: -6.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1174 Kohler Ave	0.58mi	2/1.0	720 (0%)	1mo	$80,000	$111	72
1282 Kellogg Ave	0.64mi	2/1.0	750 (+4%)	4mo	$75,000	$100	60
2217 Kimball Ct	0.42mi	2/1.0	782 (+9%)	10mo	$83,000	$106	58
2583 25th St SW	0.55mi	2/1.0	682 (-5%)	21mo	$79,900	$117	48
1188 Harpster Ave	0.47mi	2/1.5	780 (+8%)	16mo	$85,000	$109	48
1205 Tampa Ave	0.69mi	2/1.0	660 (-8%)	18mo	$81,000	$123	39
1236 Tampa Ave	0.75mi	2/2.0	624 (-13%)	11mo	$95,555	$153	30

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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $4,239
• Equity at exit: $10,885

10-year hold

• IRR: 15.5%
• Equity multiple: 2.32×
• Total profit: $26,904
• Equity at exit: $6,312

Cash invested: $20,440 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $933 high
• Mortgage (P&I): −$383
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $239

Break-even live

Break-even rent $631

Max offer price $73,000

Occupancy floor 69%

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1192 Harpster Ave Akron, OH	1.0	1.0	684	$868	$1.27	14d	1	0.44mi
2047 20th St SW Akron, OH	2.0	1.0	624	$695	$1.11	23d	1	0.55mi
1035 Chester Ave Akron, OH	2.0	1.0	624	$900	$1.44	14d	1	0.69mi
1035 Chester Ave Unit 1 Akron, OH	2.0	1.0	624	$900	$1.44	23d	1	0.69mi
2266 5th St SW Akron, OH	2.0	1.0	676	$750	$1.11	14d	1	0.76mi
2264 5th St SW Unit 2266 Akron, OH	2.0	1.0	676	$750	$1.11	14d	1	0.77mi
2569 Romig Rd Unit 2597-1N Akron, OH	1.0	1.0	675	$925	$1.37	14d	1	0.93mi
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	23d	1	1.45mi

Listing history 9 events

1. 2026-05-16
   price $73,000 742-char remark
2. 2026-05-15
   status Active 742-char remark
3. 2026-05-13
   historical Contingent 742-char remark
4. 2026-04-30
   listed $79,900 Active 742-char remark
5. 2007-09-28
   soldstatus $12,500 269-char remark

   Show marketing remark (269 chars)

   Attention investors! Vinyl sided, but needs interior rehab. At this price it's a bargain! Room sizes estimated. Foreclosure. Sold as is. Buyer MUST provide Proof of Funds or Pre-Approval Letter without contingencies WITH INITIAL OFFER. Agents read agent only remarks.

6. 2007-07-19
   listed $15,000 269-char remark

   Show marketing remark (269 chars)

   Attention investors! Vinyl sided, but needs interior rehab. At this price it's a bargain! Room sizes estimated. Foreclosure. Sold as is. Buyer MUST provide Proof of Funds or Pre-Approval Letter without contingencies WITH INITIAL OFFER. Agents read agent only remarks.

7. 2002-06-27
   soldstatus $62,000
8. 1991-07-12
   soldstatus $17,162
9. 1985-07-01
   soldstatus $20,000

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $1,081 · $90/mo
• Expected delta: +$58/yr (+$5/mo · 5.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 49% 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,196
• − Mortgage interest: −$4,089
• − Property taxes: −$1,023
• − Insurance: −$365
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$2,124
• Taxable income: $1,804
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $2,430/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): 17,885
• Household income: $47,468
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 975.0

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 White (69%)
• Race & ethnicity: White 69% Black 16% Two or more races 12% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · India, Canada, Philippines
• Languages at home: 96% English-only · Chinese 2% Russian/Polish/Slavic 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: ▼ -166.61%
• Current HPI: 151.066
• Rent YoY: ▲ 3.91%
• 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

+250.0% since first listed

11 events — show timeline

• 2026-06-02 Sold (MLS) $70,000 MLSNOW
• 2026-05-20 Pending — MLSNOW
• 2026-05-16 Price Changed $73,000 MLSNOW
• 2026-05-15 Relisted — MLSNOW
• 2026-05-13 Contingent — MLSNOW
• 2026-04-30 Listed $79,900 MLSNOW
• 2007-09-28 Sold (MLS) $12,500 MLSNOW
• 2007-07-19 Listed $15,000 MLSNOW
• 2002-06-27 Sold (Public Records) $62,000 Public Records
• 1991-07-12 Sold (Public Records) $17,162 Public Records
• 1985-07-01 Sold (Public Records) $20,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,023 · +0.1% YoY. Source: county tax records.