1706 Hampton Rd · Akron, OH 44305

$69,900

3 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 37 Days on market

Built 1924 6,351 sqft lot $59/sqft · 39% below area Est $115k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Estate sale opportunity with tremendous upside for investors, flippers, or buyers looking for their next renovation project. This home has been unoccupied for several years while the estate was being settled and is being sold as-is. The late owner began a thoughtful transformation but was unable to complete his vision, leaving behind a property full of potential and ready for someone to bring it to life. The flexible floor plan offers the possibility of 2 or 3 bedrooms. The living room features a dramatic vaulted ceiling and opens to a loft area, creating a spacious and unique architectural feel. The current dining room was originally a first-floor bedroom and could easily be converted back

Key facts

• Covered deck
• First-floor bedroom
• Flexible floor plan

Tags

• FLEXIBLE FLOOR PLAN
• DRAMATIC VAULTED CEILING
• FIRST-FLOOR BEDROOM
• COVERED DECK
• UPPER-LEVEL BALCONY

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: Two-story wood-sided house; Entry on the first level
• Construction: Built (year per public records); Wood siding; Asphalt/fiberglass roof
• Exterior features: Driveway; Lot dimensions approximately 50 x 127

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Two bedrooms on the second floor; Main-level dining room can be used as a third bedroom
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air heating (gas)
• Interior features: Vaulted ceiling in the living room; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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 fast (+4.5%/yr); 101 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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 + 4.5% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.71% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.46%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (median comp): $115,457
• List price: $69,900
• Delta: -39.46%
• 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
1603 Hampton Rd	0.19mi	2/1.5 (-1)	1,152 (-3%)	2mo	$125,000	$109	77
291 Malacca St	0.40mi	3/1.0	1,144 (-4%)	1mo	$190,000	$166	74
1726 Shaw Ave	0.22mi	4/1.0 (+1)	1,248 (+5%)	4mo	$120,000	$96	73
249 Malacca St	0.37mi	3/1.0	1,144 (-4%)	6mo	$72,500	$63	71
1837 Marks Ave	0.08mi	3/2.0	1,330 (+12%)	3mo	$156,000	$117	70
1604 Hampton Rd	0.19mi	3/1.0	1,348 (+13%)	4mo	$132,500	$98	66
561 Melrose St	0.73mi	3/1.0	1,182 (-1%)	1mo	$132,500	$112	64
1598 Pilgrim St	0.36mi	3/1.0	1,352 (+14%)	5mo	$117,500	$87	56
1826 Hillside Ter	0.68mi	3/2.0	1,268 (+7%)	4mo	$101,000	$80	50
1901 Goodyear Blvd	0.70mi	4/1.0 (+1)	1,105 (-7%)	1mo	$150,000	$136	49
365 Larkin Ave	0.68mi	3/2.0	1,344 (+13%)	3mo	$166,000	$124	41
82 Dellenberger Ave	0.66mi	2/2.0 (-1)	1,352 (+14%)	2mo	$140,000	$104	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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 1.97×
• Total profit: $19,056
• Equity at exit: $10,422

10-year hold

• IRR: 32.1%
• Equity multiple: 4.13×
• Total profit: $61,197
• Equity at exit: $6,044

Cash invested: $19,572 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,192 high
• Mortgage (P&I): −$367
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $448

Break-even live

Break-even rent $625

Max offer price $69,900

Occupancy floor 57%

Sensitivity live

Price	-10% $487	-5% $468	+0% $448	+5% $428	+10% $408
Rent	-10% $354	-5% $401	+0% $448	+5% $495	+10% $542
Rate	-1.0pp $483	-0.5pp $466	base $448	+0.5pp $430	+1.0pp $411

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
243 Watson St Akron, OH	2.0	1.0	750	$950	$1.27	45d	1	0.13mi
1820 Malasia Rd Akron, OH	2.0	1.0	741	$895	$1.21	22d	1	0.20mi
1820 Malasia Rd Unit 2 Akron, OH	2.0	1.0	741	$925	$1.25	45d	1	0.20mi
1598 Pilgrim St Akron, OH	3.0	1.0	1352	$1,550	$1.15	45d	1	0.38mi
1628 E Market St Akron, OH	2.0	1.0	800	$850	$1.06	45d	1	0.52mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	15d	1	0.53mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	24d	1	0.63mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	24d	1	0.73mi
237 Kryder Ave Unit 237 Akron, OH	2.0	1.0	860	$850	$0.99	45d	1	0.75mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	45d	1	0.80mi
1920 Garden Ct S Akron, OH	2.0	1.0	800	$1,019	$1.27	15d	1	0.82mi
481 Tompkins Ave Akron, OH	2.0	1.0	800	$749	$0.94	15d	1	0.83mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	45d	1	0.89mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	45d	1	1.03mi
589 Eastland Ave Akron, OH	3.0	1.5	1345	$1,300	$0.97	45d	1	1.09mi
2323 Newton St Unit 4 Akron, OH	2.0	1.0	780	$895	$1.15	15d	1	1.24mi
2323 Newton St Unit 4 Akron, OH	2.0	1.0	780	$895	$1.15	24d	1	1.24mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	24d	1	1.26mi
1280 7th Ave Akron, OH	2.0	1.0	1152	$1,200	$1.04	15d	1	1.27mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	45d	1	1.35mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	15d	1	1.36mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	24d	1	1.36mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	45d	1	1.37mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	45d	1	1.38mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	45d	1	1.39mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	1.39mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	45d	1	1.40mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	24d	1	1.41mi
2620 Mogadore Rd Akron, OH	2.0	1.0	936	$1,250	$1.34	15d	1	1.42mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	45d	1	1.44mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	24d	1	1.45mi

Listing history 18 events

1. 2026-06-21
   days on market $69,900 Active 37 DOM
2. 2026-06-18
   days on market $69,900 Active 34 DOM
3. 2026-06-17
   days on market $69,900 Active 33 DOM
4. 2026-06-16
   days on market $69,900 Active 32 DOM
5. 2026-06-15
   days on market $69,900 Active 31 DOM
6. 2026-06-14
   days on market $69,900 Active 29 DOM
7. 2026-06-13
   days on market $69,900 Active 28 DOM
8. 2026-06-10
   days on market $69,900 Active 26 DOM
9. 2026-06-09
   days on market $69,900 Active 25 DOM
10. 2026-06-08
    days on market $69,900 Active 24 DOM
11. 2026-06-07
    days on market $69,900 Active 23 DOM
12. 2026-06-05
    days on market $69,900 Active 20 DOM
13. 2026-06-03
    days on market $69,900 Active 19 DOM
14. 2026-06-02
    days on market $69,900 Active 18 DOM
15. 2026-06-01
    days on market $69,900 Active 17 DOM
16. 2026-05-31
    days on market $69,900 Active 16 DOM
17. 2026-05-31
    days on market $69,900 Active 15 DOM
18. 2026-05-15
    listed $69,900 Active 1195-char remark

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $1,178 · $98/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,303
• − Mortgage interest: −$3,915
• − Property taxes: −$1,178
• − Insurance: −$350
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$2,033
• Taxable income: $4,539
• Est. tax owed @ 24.0%: −$1,089
• After-tax cash flow: $4,284/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): 21,103
• Household income: $52,768
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1021.0

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 0.57)
• Race & ethnicity: White 62% Black 20% Two or more races 12% Asian 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · India, Philippines, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Other Indo-European 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: ▼ -140.39%
• Current HPI: 190.6223
• Rent YoY: ▲ 4.51%
• 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

1 event — show timeline

• 2026-05-15 Listed $69,900 MLSNOW

Property tax history

-2.3%/yr

Latest (2025): $1,178 · -1.7% YoY. Source: county tax records.