1000 Battles Ave · Akron, OH 44314

$127,272

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 15 Days on market

Built 1960 4,713 sqft lot Est $121k · 5% over

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Why this score? — see what drove the D+ 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 +19.7/30.0
• DSCR +6.2/10.0
• ARV discount +5.2/15.0
• 1% rule +5.0/10.0
• 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

Check out this Colonial Style 2-Story Residence with 3 bedrooms & 1.5 baths. This property features a full basement, covered entries, a covered screened in rear patio, and storage shed at the back end of the property. Don't miss the opportunity to check this one out! Special Assessments: 353167 M03 STREET LIGHT & SWEEPINHG END 9999 1st 44.54 2nd 44.54

Key facts

• Covered porch
• Full basement
• Multi-unit setup

Tags

• FULL BASEMENT
• COVERED PORCH
• INVESTMENT POTENTIAL
• MULTI-UNIT SETUP
• LOCAL CONVENIENCES

Property features AI

Finance

• Other: Above-grade finished area approximately 1,248 (assessor)
• Financial info: $1,597 annual tax (2025)
• HOA & community: No association

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Aluminum siding; Asphalt/fiberglass roof
• Construction: Aluminum siding construction; Asphalt and fiberglass roof
• Exterior features: Asphalt parking

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (0.3% below list).
• Recommended offer: $125k (1.5% below list) — sets the bar for market timing.

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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 32% 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 $880 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $90k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $125,362 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $121,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2083 17th St SW	0.13mi	3/1.0	1,175 (-6%)	4mo	$114,000	$97	79
918 Silvercrest Ave	0.34mi	3/1.0	1,152 (-8%)	5mo	$80,000	$69	66
2134 7th St SW	0.64mi	3/2.0	1,256 (+1%)	4mo	$95,000	$76	64
1132 Battles Ave	0.25mi	3/1.0	1,075 (-14%)	1mo	$164,900	$153	63
2342 16th St SW	0.47mi	4/1.0 (+1)	1,303 (+4%)	2mo	$77,000	$59	62
773 Montana Ave	0.42mi	3/1.5	1,128 (-10%)	4mo	$83,000	$74	61
2209 26th St SW	0.40mi	3/2.0	1,112 (-11%)	2mo	$125,000	$112	59
2351 13th St SW	0.58mi	3/1.0	1,142 (-8%)	2mo	$55,000	$48	55
1223 Florida Ave	0.48mi	3/2.0	1,391 (+12%)	2mo	$143,000	$103	54
780 Silvercrest Ave	0.54mi	3/1.0	1,109 (-11%)	3mo	$140,000	$126	52
1304 Kellogg Ave	0.57mi	2/2.0 (-1)	1,148 (-8%)	2mo	$91,800	$80	51
2031 Verde Ave	0.64mi	3/1.5	1,072 (-14%)	0mo	$143,000	$133	46

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-9,973
• Equity at exit: $18,977

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $8,430
• Equity at exit: $11,004

Cash invested: $35,636 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$667
• Tax from tax record: −$133 /mo · $1,597/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $149

Break-even live

Break-even rent $1,080

Max offer price $127,272

Occupancy floor 83%

Sensitivity live

Price	-10% $221	-5% $185	+0% $149	+5% $113	+10% $77
Rent	-10% $49	-5% $99	+0% $149	+5% $199	+10% $249
Rate	-1.0pp $213	-0.5pp $181	base $149	+0.5pp $116	+1.0pp $82

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: $31,818
• Closing costs: $3,818
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	44d	1	0.09mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	0.10mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	0.19mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	0.32mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	44d	1	0.37mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	24d	1	0.39mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	44d	1	0.40mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	44d	1	0.44mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	24d	1	0.45mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	14d	1	0.51mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	14d	1	0.54mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	21d	1	0.55mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	0.55mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	21d	1	0.60mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	14d	1	0.64mi
1253 California Ave Akron, OH	2.0	1.0	780	$950	$1.22	24d	1	0.66mi
1253 California Ave Akron, OH	2.0	1.0	780	$1,100	$1.41	45d	1	0.66mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	21d	1	0.68mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	24d	1	0.70mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	44d	1	0.81mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	21d	1	0.85mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	44d	1	0.85mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	24d	1	0.86mi
2569 Romig Rd Unit 2561-16 Akron, OH	2.0	1.5	810	$1,125	$1.39	14d	1	0.89mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	0.93mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	0.98mi
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	24d	1	1.04mi
1169 Weiser Ave Akron, OH	2.0	1.0	768	$950	$1.24	44d	1	1.09mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	44d	1	1.17mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	44d	1	1.35mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	44d	1	1.37mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	24d	1	1.38mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	1.38mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	44d	1	1.39mi

Listing history 12 events

1. 2026-06-18
   days on market $127,272 Active 15 DOM
2. 2026-06-17
   days on market $127,272 Active 14 DOM
3. 2026-06-16
   days on market $127,272 Active 13 DOM
4. 2026-06-15
   days on market $127,272 Active 12 DOM
5. 2026-06-14
   days on market $127,272 Active 10 DOM
6. 2026-06-13
   days on market $127,272 Active 9 DOM
7. 2026-06-10
   days on market $127,272 Active 7 DOM
8. 2026-06-09
   days on market $127,272 Active 6 DOM
9. 2026-06-08
   days on market $127,272 Active 5 DOM
10. 2026-06-07
    days on market $127,272 Active 4 DOM
11. 2026-06-03
    remarks 693-char remark
12. 2026-06-03
    listed $127,272 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: $1,597 · $133/mo
• Projected year-2 tax: $1,791 · $149/mo
• Expected delta: +$194/yr (+$16/mo · 12.2%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,225
• − Mortgage interest: −$7,129
• − Property taxes: −$1,597
• − Insurance: −$636
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$3,702
• Taxable loss: −$276
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $1,852/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

+10.7% since first listed

11 events — show timeline

• 2026-02-24 Listed $127,272 MLSNOW
• 2025-03-07 Listed $125,000 MLSNOW
• 2024-05-03 Sold (Public Records) $90,000 Public Records
• 2024-05-01 Pending — MLSNOW
• 2024-04-23 Sold (MLS) $90,000 MLSNOW
• 2024-04-23 Sold (MLS) $90,000 CBRMLS
• 2024-04-11 Pending — CBRMLS
• 2024-04-11 Contingent — MLSNOW
• 2024-04-06 Listed $115,000 CBRMLS
• 2024-04-04 Coming Soon $115,000 CBRMLS
• 2024-04-02 Listed $115,000 MLSNOW

Property tax history

-1.3%/yr

Latest (2025): $1,597 · -3.3% YoY. Source: county tax records.