628 Lakemont Ave · Akron, OH 44314

$89,900

3 bd · 1.0 ba · 1,297 sqft · SingleFamily public records · 13 Days on market

Built 1920 4,800 sqft lot Est $109k · 17% 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

Perfect opportunity for a first-time home buyer or an investor! Located in the heart of Kenmore with close access to the highway. Recent updates include new roof (2018), fresh paint to first and second levels (2016), new flooring (2016), renovated bathroom (2016), and new water heater (2020).

Key facts

• Full basement
• Off-street parking
• Spacious layout

Tags

• SPACIOUS LAYOUT
• FULL BASEMENT
• OFF-STREET PARKING
• STRONG RENTAL INCOME

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Above-grade finished area about 1,297; Lot about 0.11 acre
• Construction: Vinyl siding; Asphalt fiberglass roof; Built per public records
• Exterior features: Lot dimensions approximately 40 x 120

Interior

• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Full unfinished basement; One fireplace
• 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 $330 ($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 10.7% 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; 36 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 31% of the median local income ($47k/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 $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 + 3.9% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 10y 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 $35k; list at $90k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1920 — 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: 1.39% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.74%
• DSCR: 1.70
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $108,948
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
738 Longview Ave	0.27mi	3/1.5	1,366 (+5%)	6mo	$89,900	$66	72
741 Jason Ave	0.36mi	3/1.5	1,241 (-4%)	6mo	$117,500	$95	69
923 Russell Ave	0.56mi	3/1.0	1,244 (-4%)	1mo	$142,000	$114	66
815 Longview Ave	0.43mi	3/1.0	1,152 (-11%)	3mo	$53,701	$47	59
1132 Bristol Ter	0.60mi	3/1.0	1,382 (+7%)	4mo	$92,000	$67	58
292 Lake St	0.67mi	3/1.5	1,344 (+4%)	6mo	$71,000	$53	56
267 W Long St	0.66mi	3/1.5	1,373 (+6%)	6mo	$75,000	$55	53
1825 9th St SW	0.41mi	3/2.0	1,146 (-12%)	6mo	$118,000	$103	52
815 Sheridan Ave	0.38mi	4/1.0 (+1)	1,469 (+13%)	6mo	$123,000	$84	50
785 Silvercrest Ave	0.65mi	3/2.0	1,183 (-9%)	6mo	$159,900	$135	46
780 Silvercrest Ave	0.67mi	3/1.0	1,109 (-14%)	3mo	$140,000	$126	42
443 W Thornton St W	0.63mi	4/1.5 (+1)	1,467 (+13%)	2mo	$90,000	$61	40

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $7,649
• Equity at exit: $13,404

10-year hold

• IRR: 17.8%
• Equity multiple: 2.54×
• Total profit: $38,706
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$471
• Tax from tax record: −$145 /mo · $1,740/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $330

Break-even live

Break-even rent $828

Max offer price $89,900

Occupancy floor 68%

Sensitivity live

Price	-10% $381	-5% $356	+0% $330	+5% $305	+10% $279
Rent	-10% $232	-5% $281	+0% $330	+5% $379	+10% $429
Rate	-1.0pp $375	-0.5pp $353	base $330	+0.5pp $307	+1.0pp $283

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	44d	1	0.19mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	24d	1	0.20mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	22d	1	0.22mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	44d	1	0.24mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	24d	1	0.33mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	0.50mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	22d	1	0.65mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	44d	1	0.71mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	44d	1	0.73mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	44d	1	0.76mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	44d	1	0.78mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	44d	1	0.81mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	15d	1	0.87mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	0.87mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	24d	1	0.91mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	44d	1	0.92mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	44d	1	0.96mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	24d	1	0.96mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	44d	1	1.07mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	44d	1	1.09mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	24d	1	1.10mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	44d	1	1.10mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	44d	1	1.16mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	44d	1	1.20mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	24d	1	1.23mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	15d	1	1.24mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	15d	1	1.25mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	15d	1	1.27mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	15d	1	1.28mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	1.34mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	15d	1	1.38mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	44d	1	1.39mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	24d	1	1.46mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	24d	1	1.46mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	24d	1	1.46mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	44d	1	1.49mi

Listing history 11 events

1. 2026-06-21
   days on market $89,900 Active 13 DOM
2. 2026-06-18
   days on market $89,900 Active 10 DOM
3. 2026-06-17
   days on market $89,900 Active 9 DOM
4. 2026-06-16
   days on market $89,900 Active 8 DOM
5. 2026-06-15
   days on market $89,900 Active 7 DOM
6. 2026-06-14
   days on market $89,900 Active 5 DOM
7. 2026-06-13
   days on market $89,900 Active 4 DOM
8. 2026-06-10
   days on market $89,900 Active 2 DOM
9. 2026-06-09
   days on marketlisting id $89,900 Active 1 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $89,900 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: $1,740 · $145/mo
• Projected year-2 tax: $1,740 · $145/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 ≥96°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: $14,948
• − Mortgage interest: −$5,036
• − Property taxes: −$1,740
• − Insurance: −$450
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$2,615
• Taxable income: $2,715
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $3,310/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

+310.5% since first listed

22 events — show timeline

• 2026-06-05 Listed $89,900 MLSNOW
• 2025-04-05 Listing Removed — MLSNOW
• 2025-02-24 Price Changed $99,900 MLSNOW
• 2025-02-10 Listed $104,900 MLSNOW
• 2025-02-02 Rental Removed $1,100 BUILDIUM
• 2025-01-29 Listed for Rent $1,100 BUILDIUM
• 2020-04-07 Sold (Public Records) $175,000 Public Records
• 2020-04-07 Sold (MLS) $35,000 MLSNOW
• 2020-03-08 Pending — MLSNOW
• 2020-03-04 Price Changed $40,000 MLSNOW
• 2020-02-18 Listed $45,000 MLSNOW
• 2019-11-22 Listing Removed — MLSNOW
• 2019-09-15 Price Changed $45,000 MLSNOW
• 2019-09-03 Relisted — MLSNOW
• 2019-08-26 Relisted — MLSNOW
• 2019-08-26 Delisted — MLSNOW
• 2019-08-11 Listing Removed — MLSNOW
• 2019-07-26 Listed $50,000 MLSNOW
• 2016-08-19 Sold (MLS) $15,500 MLSNOW
• 2016-08-01 Pending — MLSNOW
• 2016-07-14 Contingent — MLSNOW
• 2016-06-25 Listed $21,900 MLSNOW

Property tax history

-2.6%/yr

Latest (2025): $1,740 · +0.2% YoY. Source: county tax records.