518 Sumner St · Akron, OH 44304

$84,800

4 bd · 1.0 ba · 1,740 sqft · SingleFamily public records · 69 Days on market

Built 1909 4,560 sqft lot $49/sqft · 31% below area Est $123k · 31% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Great opportunity close to Akron University. The house is roughly 1800 square feet and 1.5 bath. Currently rented for $900. Please do not walk the property unless you have a scheduled appointment. Hot water tank is three years old. Stove, washer & dryer only a few years old as well! Great location to many amendities and highway access. This could be the right opportunity for you! Call/text to tour today!

Key facts

• 4,560 sq ft lot
• Built 1909
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: 17 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent runs 38% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($586 loan paydown + $635 appreciation (0.8% local appreciation)).
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 34y 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 $68k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,712 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.55% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.36%
• DSCR: 1.86
• GRM: 5.4

CMA / ARV

• ARV (median comp): $122,542
• List price: $84,800
• Delta: -30.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 Allyn St	0.16mi	4/2.0	1,728 (-1%)	9mo	$129,000	$75	80
576 Kling St	0.25mi	4/2.0	1,688 (-3%)	11mo	$123,000	$73	71
478 Kling St	0.15mi	4/1.0	1,641 (-6%)	16mo	$89,900	$55	70
477 Allyn St	0.10mi	5/3.0 (+1)	1,704 (-2%)	16mo	$122,500	$72	65
405 Kling St	0.22mi	4/1.5	1,616 (-7%)	15mo	$100,000	$62	63
495 Beacon St	0.41mi	3/1.5 (-1)	1,672 (-4%)	7mo	$108,000	$65	62
820 Brown St	0.72mi	3/1.0 (-1)	1,620 (-7%)	1mo	$28,000	$17	49
634 Kling St	0.34mi	3/3.0 (-1)	1,547 (-11%)	5mo	$92,500	$60	49
625 Allyn St	0.29mi	3/1.5 (-1)	1,500 (-14%)	15mo	$38,000	$25	44
354 E Crosier	0.68mi	4/1.0	1,600 (-8%)	16mo	$70,000	$44	42
426 Margaret St	0.73mi	3/1.0 (-1)	1,624 (-7%)	11mo	$84,999	$52	40
275 Fountain St	0.65mi	5/2.0 (+1)	1,578 (-9%)	9mo	$109,000	$69	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.05×
• Total profit: $25,016
• Equity at exit: $27,849

10-year hold

• IRR: 24.2%
• Equity multiple: 3.87×
• Total profit: $68,129
• Equity at exit: $36,172

Cash invested: $23,744 (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 44304

• Home prices YoY: 0.4%
• Active inventory: 17
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$445
• Tax from tax record: −$178 /mo · $2,136/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $383

Break-even live

Break-even rent $833

Max offer price $84,800

Occupancy floor 66%

Sensitivity live

Price	-10% $431	-5% $407	+0% $383	+5% $359	+10% $335
Rent	-10% $279	-5% $331	+0% $383	+5% $435	+10% $487
Rate	-1.0pp $426	-0.5pp $405	base $383	+0.5pp $361	+1.0pp $339

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: $21,200
• Closing costs: $2,544
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
497 Sumner St Akron, OH	5.0	2.0	1776	$1,295	$0.73	44d	1	0.06mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	44d	1	0.07mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	44d	1	0.12mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,600	$1.94	14d	14	0.18mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	24d	1	0.19mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,295	$1.55	14d	3	0.21mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	24d	1	0.21mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	24d	1	0.37mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	44d	1	0.42mi
768 Beardsley St Akron, OH	5.0	1.5	1714	$1,500	$0.88	14d	1	0.54mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,871	$2.30	14d	54	0.56mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	44d	1	0.56mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	44d	1	0.66mi
435 Margaret St Akron, OH	4.0	2.0	1900	$1,450	$0.76	44d	1	0.74mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.82mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	24d	1	0.83mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$2,985	$2.49	24d	4	0.87mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	44d	1	0.95mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	44d	1	1.05mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	44d	1	1.06mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	24d	1	1.07mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	24d	1	1.08mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	24d	1	1.13mi
450 Stanton Ave Akron, OH	3.0	2.0	1927	$1,425	$0.74	44d	1	1.14mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	44d	1	1.20mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	44d	1	1.23mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	44d	1	1.23mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	44d	1	1.23mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	44d	1	1.25mi
1076 Ackley St Akron, OH	4.0	2.0	1998	$2,000	$1.00	14d	1	1.25mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	44d	1	1.30mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	44d	1	1.30mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	1.31mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	44d	1	1.31mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	44d	1	1.34mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	24d	1	1.34mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	14d	1	1.34mi
949 Raymond St Akron, OH	5.0	1.0	1564	$1,150	$0.74	44d	1	1.35mi
207 Crosby St Akron, OH	4.0	1.0	1200	$1,395	$1.16	44d	1	1.37mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	24d	1	1.38mi

Listing history 33 events

1. 2026-06-18
   price $84,800 Active 69 DOM
2. 2026-06-18
   days on market $84,900 Active 69 DOM
3. 2026-06-17
   price $84,900 Active 68 DOM
4. 2026-06-17
   days on market $85,000 Active 68 DOM
5. 2026-06-16
   days on market $85,000 Active 67 DOM
6. 2026-06-15
   days on market $85,000 Active 66 DOM
7. 2026-06-14
   days on market $85,000 Active 64 DOM
8. 2026-06-13
   days on market $85,000 Active 63 DOM
9. 2026-06-10
   days on market $85,000 Active 61 DOM
10. 2026-06-09
    days on market $85,000 Active 60 DOM
11. 2026-06-08
    days on market $85,000 Active 59 DOM
12. 2026-06-07
    days on market $85,000 Active 58 DOM
13. 2026-06-05
    days on market $85,000 Active 55 DOM
14. 2026-06-03
    days on market $85,000 Active 54 DOM
15. 2026-06-02
    days on market $85,000 Active 53 DOM
16. 2026-06-01
    days on market $85,000 Active 52 DOM
17. 2026-05-31
    days on market $85,000 Active 51 DOM
18. 2026-05-31
    days on market $85,000 Active 50 DOM
19. 2026-04-10
    listed $85,000 Active 413-char remark

    Show marketing remark (413 chars)

    Great opportunity close to Akron University. The house is roughly 1800 square feet and 1.5 bath. Currently rented for $900. Please do not walk the property unless you have a scheduled appointment. Hot water tank is three years old. Stove, washer & dryer only a few years old as well! Great location to many amendities and highway access. This could be the right opportunity for you! Call/text to tour today!

20. 2021-06-07
    soldstatus $68,000
21. 2021-06-04
    soldstatus $68,000 Closed 110-char remark

    Show marketing remark (110 chars)

    Great 4 bedroom student rental close to the University of Akron! Great cash flow- schedule your showing today.

22. 2021-03-26
    status Pending 110-char remark

    Show marketing remark (110 chars)

    Great 4 bedroom student rental close to the University of Akron! Great cash flow- schedule your showing today.

23. 2021-01-15
    historical Contingent 110-char remark

    Show marketing remark (110 chars)

    Great 4 bedroom student rental close to the University of Akron! Great cash flow- schedule your showing today.

24. 2020-12-08
    listed $72,500 Active 110-char remark

    Show marketing remark (110 chars)

    Great 4 bedroom student rental close to the University of Akron! Great cash flow- schedule your showing today.

25. 2007-03-05
    soldstatus $59,900
26. 2007-02-28
    soldstatus $59,900
27. 2007-01-17
    listed $69,900
28. 2006-11-27
    historical
29. 2006-06-13
    listed $54,800
30. 1993-04-30
    historical
31. 1993-01-25
    listed $39,900
32. 1992-12-20
    historical
33. 1992-10-22
    listed $39,900

ⓘ 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: $2,136 · $178/mo
• Projected year-2 tax: $2,136 · $178/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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,816
• − Mortgage interest: −$4,750
• − Property taxes: −$2,136
• − Insurance: −$424
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$2,467
• Taxable income: $3,508
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $3,756/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): 4,000
• Household income: $41,763
• Rent vs Own: 92.5% rent · 7.5% own
• Severe rent burden: 349.0

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 0.61)
• Race & ethnicity: White 55% Black 27% Asian 8% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Russian 2% Subsaharan African 1%
• Foreign-born: 13% · China, Canada, Jamaica
• Languages at home: 84% English-only · Other Indo-European 5% Chinese 4% Spanish 3%

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: ▲ 0.75%
• Current HPI: 182.661
• Rent YoY: —
• 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

+113.0% since first listed

15 events — show timeline

• 2026-04-10 Listed $85,000 MLSNOW
• 2021-06-07 Sold (Public Records) $68,000 Public Records
• 2021-06-04 Sold (MLS) $68,000 MLSNOW
• 2021-03-26 Pending — MLSNOW
• 2021-01-15 Contingent — MLSNOW
• 2020-12-08 Listed $72,500 MLSNOW
• 2007-03-05 Sold (MLS) $59,900 MLSNOW
• 2007-02-28 Sold (Public Records) $59,900 Public Records
• 2007-01-17 Listed $69,900 MLSNOW
• 2006-11-27 Listing Removed — MLSNOW
• 2006-06-13 Listed $54,800 MLSNOW
• 1993-04-30 Listing Removed — MLSNOW
• 1993-01-25 Listed $39,900 MLSNOW
• 1992-12-20 Listing Removed — MLSNOW
• 1992-10-22 Listed $39,900 MLSNOW

Property tax history

+2.7%/yr

Latest (2025): $2,136 · -6.2% YoY. Source: county tax records.