522 Massillon Rd · Akron, OH 44306

$119,900

3 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 6 Days on market

Built 1927 1.74 ac lot

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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 +17.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +5.5/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with room to reimagine, refresh, and make it your own! This spacious Akron bungalow offers 3 bedrooms, 2 full baths, and over 1,800 square feet of living space on 1.74 acres with a peaceful, country-like feel. Inside, you’ll find character throughout, including hardwood floors, built-ins, a formal dining room with hutch, a generous living room with fireplace, and an enclosed front porch with additional charm. The main level offers two bedrooms and a full bath, while the second floor provides two additional rooms, built-in storage, and another full bath. The basement offers high ceilings and abundant storage, including a large canning/cold storage room. Outside, enjoy

Key facts

• Formal dining room
• High ceilings
• Hardwood floors

Tags

• HARDWOOD FLOORS
• BUILT-INS
• FORMAL DINING ROOM
• ENCLOSED FRONT PORCH
• FIREPLACE
• HIGH CEILINGS

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family property; One-level entry
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Deck; Full wood fencing; Above-ground private pool

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central air conditioning; Forced air heating; Gas heating; Fireplace(s) contribute to heating
• Interior features: Basement with unfinished storage space; Living room fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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 fast (+7.6%/yr); 71 active listings in the ZIP; lower-income renter base — watch delinquency; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 39% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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 + 7.6% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $58k; list at $120k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.14% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $251,712
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2020 Cramer Ave	0.75mi	4/2.0 (+1)	1,799 (-1%)	11mo	$179,900	$100	49
487 Hilbish Ave	0.54mi	3/2.5	1,584 (-13%)	4mo	$320,000	$202	48
434 Herbert Rd	0.62mi	3/2.0	1,728 (-5%)	22mo	$277,500	$161	44
2162 Springfield Center Rd	0.72mi	4/1.5 (+1)	1,830 (+0%)	24mo	$212,000	$116	39
2114 Springfield Center Rd	0.64mi	3/2.0	1,620 (-11%)	16mo	$175,000	$108	38
2119 Field Circle Ave	0.74mi	3/3.0	1,752 (-4%)	20mo	$258,900	$148	38
2146 Daniels	0.72mi	4/3.0 (+1)	1,998 (+10%)	6mo	$275,000	$138	37
433 Herbert Rd	0.65mi	4/3.0 (+1)	1,647 (-10%)	10mo	$345,000	$209	36
2100 Wedgewood Dr	0.73mi	3/2.5	1,989 (+9%)	22mo	$200,000	$101	31
2171 Forest Oak Dr	0.72mi	3/2.5	2,008 (+10%)	21mo	$259,000	$129	30
2103 Field Circle Ave	0.72mi	3/2.5	2,060 (+13%)	19mo	$396,000	$192	27

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.80×
• Total profit: $-6,668
• Equity at exit: $17,877

10-year hold

• IRR: 10.0%
• Equity multiple: 1.96×
• Total profit: $32,396
• Equity at exit: $10,367

Cash invested: $33,572 (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 44306

• Rents YoY: 7.6%
• Active inventory: 71
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$304 /mo · $3,643/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $94

Break-even live

Break-even rent $1,243

Max offer price $119,900

Occupancy floor 88%

Sensitivity live

Price	-10% $162	-5% $128	+0% $94	+5% $60	+10% $26
Rent	-10% $-13	-5% $40	+0% $94	+5% $148	+10% $202
Rate	-1.0pp $155	-0.5pp $125	base $94	+0.5pp $63	+1.0pp $32

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-15
   status $119,900 Pending 6 DOM
2. 2026-06-15
   days on market $119,900 Active 6 DOM
3. 2026-06-14
   days on market $119,900 Active 4 DOM
4. 2026-06-13
   days on market $119,900 Active 3 DOM
5. 2026-06-10
   remarks 693-char remark
6. 2026-06-10
   listed $119,900 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: $3,643 · $304/mo
• Projected year-2 tax: $3,643 · $304/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 · 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: $16,353
• − Mortgage interest: −$6,716
• − Property taxes: −$3,643
• − Insurance: −$600
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$3,488
• Taxable loss: −$711
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $1,301/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): 20,905
• Household income: $41,688
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1251.0

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 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 2% Iranian 1% Scotch-Irish 1%
• Foreign-born: 4% · Vietnam, Canada, Philippines
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Vietnamese 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: ▼ -101.46%
• Current HPI: 132.768
• Rent YoY: ▲ 7.63%
• 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

+107.1% since first listed

2 events — show timeline

• 2026-06-09 Listed $119,900 MLSNOW
• 1990-06-27 Sold (Public Records) $57,900 Public Records

Property tax history

+3.0%/yr

Latest (2025): $3,643 · -6.1% YoY. Source: county tax records.