961 Wyley Ave · Akron, OH 44306

$95,000

2 bd · 1.0 ba · 680 sqft · SingleFamily public records · 66 Days on market

Built 1929 4,917 sqft lot $140/sqft · 15% above area Est $83k · 14% 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 +17.9/30.0
• DSCR +5.6/10.0
• Rent growth +4.4/5.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready! Welcome to this beautifully updated home located in a quiet, family-friendly neighborhood. This property features a bright, open layout with new flooring, fresh paint throughout, and modern lighting fixtures. The kitchen has been refreshed with updated countertops, cabinets, and stainless steel appliances, making it perfect for everyday living and entertaining. The bathroom has been tastefully updated with a new vanity, new tub and shower unit with sliding glass doors and fixtures. Enjoy peace of mind with many recent improvements. The spacious backyard offers plenty of room for outdoor gatherings, gardening, or relaxation. Conveniently located near schools, shopping, and parks. This home is truly move-in ready and won't last long! Schedule your showing today!

Key facts

• Bright open layout
• Fresh paint
• New flooring

Tags

• UPDATED HOME
• BRIGHT OPEN LAYOUT
• NEW FLOORING
• FRESH PAINT
• MODERN LIGHTING FIXTURES
• UPDATED COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $80 ($965/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 $89k (6.6% below list).
• Recommended offer: $89k (6.6% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Glover Community Learning Center (math 22% / reading 27%, grade F, #1,217 of 1,584 statewide, top 78%, 231 students, 0% FRL); National Inventors Hall of Fame School Center For Stem (math 45% / reading 56%, grade C, #413 of 654 statewide, top 63%, 406 students, 0% FRL); Garfield Community Learning Center (math 8% / reading 27%, grade F, #689 of 781 statewide, top 90%, 971 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.6%/yr); 71 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 + 7.6% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y ago; this cycle's ask has dropped $19k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $95k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,697 (6.6% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (median comp): $83,446
• List price: $95,000
• Delta: 13.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
975 Concord Ave	0.17mi	2/1.0	648 (-5%)	6mo	$35,000	$54	79
932 Cole Ave	0.22mi	2/1.0	660 (-3%)	7mo	$52,000	$79	79
773 Austin Ave	0.37mi	2/1.0	720 (+6%)	1mo	$99,500	$138	72
1205 Ada St	0.46mi	2/1.0	720 (+6%)	8mo	$135,500	$188	62
785 Reed Ave	0.47mi	2/1.0	732 (+8%)	5mo	$109,900	$150	61
1175 Ada St	0.44mi	2/1.0	720 (+6%)	12mo	$105,000	$146	60
1210 Rowe St	0.52mi	2/1.0	720 (+6%)	9mo	$113,800	$158	59
993 Concord Ave	0.18mi	3/1.0 (+1)	774 (+14%)	8mo	$76,000	$98	57
645 Reed Ave	0.68mi	2/1.0	720 (+6%)	6mo	$113,000	$157	54
654 Van Everett Ave	0.34mi	2/2.0	600 (-12%)	8mo	$52,000	$87	54
734 Corice St	0.68mi	1/1.0 (-1)	592 (-13%)	2mo	$70,000	$118	40
1000 Kelly Ave	0.65mi	3/1.0 (+1)	768 (+13%)	8mo	$83,000	$108	36

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-5,955
• Equity at exit: $14,165

10-year hold

• IRR: 8.6%
• Equity multiple: 1.79×
• Total profit: $20,907
• Equity at exit: $8,214

Cash invested: $26,600 (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: 8.9×

Monthly cashflow live

• Estimated rent: $887 high
• Mortgage (P&I): −$498
• Tax from tax record: −$82 /mo · $990/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $80

Break-even live

Break-even rent $785

Max offer price $95,000

Occupancy floor 86%

Sensitivity live

Price	-10% $134	-5% $107	+0% $80	+5% $54	+10% $27
Rent	-10% $10	-5% $45	+0% $80	+5% $115	+10% $151
Rate	-1.0pp $128	-0.5pp $105	base $80	+0.5pp $56	+1.0pp $31

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
958 Hunt St #2 Akron, OH	1.0	1.0	700	$600	$0.86	45d	1	0.06mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	45d	1	0.12mi
1017 Neville Ave Akron, OH	2.0	1.0	600	$675	$1.12	45d	1	0.36mi
1055 Neville Ave Akron, OH	2.0	1.0	600	$700	$1.17	45d	1	0.39mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	45d	1	0.45mi
778 Ravenswood St Akron, OH	2.0	1.0	616	$1,150	$1.87	25d	1	0.48mi
978 Kelly Ave Akron, OH	1.0	1.0	500	$875	$1.75	25d	1	0.63mi
978 Kelly Ave Akron, OH	1.0	1.0	500	$900	$1.80	45d	1	0.63mi
548 Winans Ave Akron, OH	1.0	1.0	700	$1,100	$1.57	45d	1	0.66mi
551 Baltimore Ave Unit 551 Akron, OH	2.0	1.0	588	$850	$1.45	45d	1	0.72mi
551 Baltimore Ave Akron, OH	2.0	1.0	588	$850	$1.45	25d	1	0.72mi
780 Anderson Ave #12 Akron, OH	1.0	1.0	700	$785	$1.12	16d	1	0.78mi
780 Anderson Ave #13 Akron, OH	1.0	1.0	700	$785	$1.12	45d	1	0.78mi
769 Anderson Ave #6 Akron, OH	1.0	1.0	600	$785	$1.31	16d	1	0.79mi
794 Anderson Ave #9 Akron, OH	1.0	1.0	600	$785	$1.31	25d	1	0.80mi
1566 Coventry St Akron, OH	1.0	1.5	600	$795	$1.32	45d	1	0.99mi
1588 Coventry St Unit 7 Akron, OH	1.0	1.0	600	$795	$1.32	25d	1	1.03mi
167 Chittenden St Unit 3 Akron, OH	1.0	1.0	575	$700	$1.22	45d	1	1.19mi
1119 Johnston St Apt 1 Akron, OH	1.0	1.0	365	$675	$1.85	16d	1	1.30mi
429 Lovisa St Akron, OH	1.0	1.0	600	$900	$1.50	45d	1	1.44mi
806 Sherman St Unit 294 Akron, OH	2.0	1.0	454	$875	$1.93	45d	1	1.50mi

Listing history 32 events

1. 2026-06-21
   days on market $95,000 Active 66 DOM
2. 2026-06-18
   days on market $95,000 Active 63 DOM
3. 2026-06-17
   days on market $95,000 Active 62 DOM
4. 2026-06-16
   days on market $95,000 Active 61 DOM
5. 2026-06-15
   days on market $95,000 Active 60 DOM
6. 2026-06-14
   days on market $95,000 Active 58 DOM
7. 2026-06-13
   days on market $95,000 Active 57 DOM
8. 2026-06-10
   pricedays on market $95,000 Active 55 DOM
9. 2026-06-09
   days on market $105,900 Active 54 DOM
10. 2026-06-08
    days on market $105,900 Active 53 DOM
11. 2026-06-07
    days on market $105,900 Active 52 DOM
12. 2026-06-05
    days on market $105,900 Active 49 DOM
13. 2026-06-03
    days on market $105,900 Active 48 DOM
14. 2026-06-02
    days on market $105,900 Active 47 DOM
15. 2026-06-01
    days on market $105,900 Active 46 DOM
16. 2026-05-31
    days on market $105,900 Active 45 DOM
17. 2026-05-31
    days on market $105,900 Active 44 DOM
18. 2026-05-15
    price $105,900 803-char remark

    Show marketing remark (803 chars)

    Move-In Ready! Welcome to this beautifully updated home located in a quiet, family-friendly neighborhood. This property features a bright, open layout with new flooring, fresh paint throughout, and modern lighting fixtures. The kitchen has been refreshed with updated countertops, cabinets, and stainless steel appliances, making it perfect for everyday living and entertaining. The bathroom has been tastefully updated with a new vanity, new tub and shower unit with sliding glass doors and fixtures. Enjoy peace of mind with many recent improvements. The spacious backyard offers plenty of room for outdoor gatherings, gardening, or relaxation. Conveniently located near schools, shopping, and parks. This home is truly move-in ready and won't last long! Schedule your showing today!

19. 2026-05-01
    price $109,900 803-char remark

    Show marketing remark (803 chars)

    Move-In Ready! Welcome to this beautifully updated home located in a quiet, family-friendly neighborhood. This property features a bright, open layout with new flooring, fresh paint throughout, and modern lighting fixtures. The kitchen has been refreshed with updated countertops, cabinets, and stainless steel appliances, making it perfect for everyday living and entertaining. The bathroom has been tastefully updated with a new vanity, new tub and shower unit with sliding glass doors and fixtures. Enjoy peace of mind with many recent improvements. The spacious backyard offers plenty of room for outdoor gatherings, gardening, or relaxation. Conveniently located near schools, shopping, and parks. This home is truly move-in ready and won't last long! Schedule your showing today!

20. 2026-04-16
    listed $113,900 Active 803-char remark

    Show marketing remark (803 chars)

    Move-In Ready! Welcome to this beautifully updated home located in a quiet, family-friendly neighborhood. This property features a bright, open layout with new flooring, fresh paint throughout, and modern lighting fixtures. The kitchen has been refreshed with updated countertops, cabinets, and stainless steel appliances, making it perfect for everyday living and entertaining. The bathroom has been tastefully updated with a new vanity, new tub and shower unit with sliding glass doors and fixtures. Enjoy peace of mind with many recent improvements. The spacious backyard offers plenty of room for outdoor gatherings, gardening, or relaxation. Conveniently located near schools, shopping, and parks. This home is truly move-in ready and won't last long! Schedule your showing today!

21. 2026-02-26
    soldstatus $45,000 Closed 769-char remark

    Show marketing remark (769 chars)

    Looking for an affordable home in a great neighborhood? This solid ranch checks all the boxes with a prime location just minutes from everyday conveniences, a functional modern floor plan, and 3-2 well-sized bedrooms. The home offers a concrete driveway and a bone-dry basement with laundry, providing valuable extra space and storage. Original hardwood floors run throughout and can be preserved or refinished to your taste, while the kitchen cabinets are in good condition and ready to use as-is. Major updates include newer windows, roof, and mechanicals, giving peace of mind to the next owner. The home simply needs fresh paint and a thorough clean-up, reflected in the attractive price, making it a fantastic opportunity to add instant value and make it your own.

22. 2026-02-11
    soldstatus $45,000
23. 2026-02-09
    status Pending 769-char remark

    Show marketing remark (769 chars)

    Looking for an affordable home in a great neighborhood? This solid ranch checks all the boxes with a prime location just minutes from everyday conveniences, a functional modern floor plan, and 3-2 well-sized bedrooms. The home offers a concrete driveway and a bone-dry basement with laundry, providing valuable extra space and storage. Original hardwood floors run throughout and can be preserved or refinished to your taste, while the kitchen cabinets are in good condition and ready to use as-is. Major updates include newer windows, roof, and mechanicals, giving peace of mind to the next owner. The home simply needs fresh paint and a thorough clean-up, reflected in the attractive price, making it a fantastic opportunity to add instant value and make it your own.

24. 2026-01-28
    listed $50,000 Active 769-char remark

    Show marketing remark (769 chars)

    Looking for an affordable home in a great neighborhood? This solid ranch checks all the boxes with a prime location just minutes from everyday conveniences, a functional modern floor plan, and 3-2 well-sized bedrooms. The home offers a concrete driveway and a bone-dry basement with laundry, providing valuable extra space and storage. Original hardwood floors run throughout and can be preserved or refinished to your taste, while the kitchen cabinets are in good condition and ready to use as-is. Major updates include newer windows, roof, and mechanicals, giving peace of mind to the next owner. The home simply needs fresh paint and a thorough clean-up, reflected in the attractive price, making it a fantastic opportunity to add instant value and make it your own.

25. 2016-12-15
    soldstatus $18,500 Sold
26. 2016-12-12
    soldstatus $18,500
27. 2016-10-17
    status Pending
28. 2016-09-13
    listed $19,900 Active
29. 2008-04-09
    soldstatus $25,500
30. 1997-10-21
    historical
31. 1997-04-22
    listed $58,900
32. 1988-11-30
    soldstatus $28,900

ⓘ 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: $990 · $82/mo
• Projected year-2 tax: $1,236 · $103/mo
• Expected delta: +$246/yr (+$21/mo · 24.9%)

ⓘ 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 · 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: $10,644
• − Mortgage interest: −$5,321
• − Property taxes: −$990
• − Insurance: −$475
• − Repairs & maintenance: −$851
• − Management: −$851
• − Depreciation: −$2,764
• Taxable loss: −$609
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $1,112/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

+266.4% since first listed

15 events — show timeline

• 2026-05-15 Price Changed $105,900 MLSNOW
• 2026-05-01 Price Changed $109,900 MLSNOW
• 2026-04-16 Listed $113,900 MLSNOW
• 2026-02-26 Sold (MLS) $45,000 MLSNOW
• 2026-02-11 Sold (Public Records) $45,000 Public Records
• 2026-02-09 Pending — MLSNOW
• 2026-01-28 Listed $50,000 MLSNOW
• 2016-12-15 Sold (MLS) $18,500 MLSNOW
• 2016-12-12 Sold (Public Records) $18,500 Public Records
• 2016-10-17 Pending — MLSNOW
• 2016-09-13 Listed $19,900 MLSNOW
• 2008-04-09 Sold (Public Records) $25,500 Public Records
• 1997-10-21 Listing Removed — MLSNOW
• 1997-04-22 Listed $58,900 MLSNOW
• 1988-11-30 Sold (Public Records) $28,900 Public Records

Property tax history

-0.9%/yr

Latest (2025): $990 · +6.7% YoY. Source: county tax records.