594 Columbia Ave · Akron, OH 44310

$129,900

4 bd · 1.0 ba · 1,570 sqft · SingleFamily public records · 40 Days on market

Built 1919 3,306 sqft lot $83/sqft · 31% above area Est $99k · 31% 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 +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Investors!! Cash flow property - section 8 occupied! Mortgage is approximately $583, and tenant pays $1300. Charming & Updated 4-Bedroom Home in North Hill! A beautifully updated home offering 4 spacious bedrooms and 1 full bathroom in a convenient Akron location. This home features recent updates throughout, including vinyl windows that provide energy efficiency and plenty of natural light. Step onto the inviting front porch, perfect for relaxing with your morning coffee or enjoying the evening breeze. Inside, you'll find a well-maintained living space with a functional layout, ideal for families or anyone looking for extra room to spread out. The basement offers plenty of storage,

Key facts

• Vinyl windows
• Front porch
• Basement storage

Tags

• VINYL WINDOWS
• FRONT PORCH
• WELL-MAINTAINED LIVING SPACE
• BASEMENT STORAGE
• BRAND NEW FURNACE
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: Frame construction; Asphalt roof; Above-grade finished area approximately 1,570
• Construction: Frame construction; Asphalt roof; Year built per assessor
• Exterior features: Driveway

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating; Gas heating
• Interior features: Full unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% 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.
• Zoned schools: Forest Hill Community Learning Center (math 22% / reading 32%, grade F, #1,193 of 1,584 statewide, top 76%, 365 students, 0% FRL); Jennings Community Learning Center (math 12% / reading 18%, grade F, #627 of 654 statewide, top 96%, 757 students, 0% FRL); North High School (math 2% / reading 15%, grade F, #755 of 781 statewide, top 97%, 916 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 (+4.8%/yr); 88 active listings in the ZIP; 13 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).
• This rent runs 38% of the median local income ($41k/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 $898 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 40 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 16 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 $105k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1919 — 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. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 8.2

CMA / ARV

• ARV (median comp): $99,009
• List price: $129,900
• Delta: 31.20%
• 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
468 Delmar Ave	0.22mi	3/1.0 (-1)	1,601 (+2%)	5mo	$141,000	$88	77
717 Columbia Ave	0.24mi	3/2.5 (-1)	1,572 (+0%)	1mo	$163,000	$104	77
307 E Glenwood Ave	0.31mi	4/2.0	1,528 (-3%)	1mo	$65,000	$43	76
482 E Tallmadge Ave	0.39mi	3/2.0 (-1)	1,586 (+1%)	4mo	$106,500	$67	68
310 Ontario St	0.29mi	3/2.5 (-1)	1,512 (-4%)	5mo	$225,000	$149	65
203 E York St	0.18mi	3/1.5 (-1)	1,415 (-10%)	6mo	$75,000	$53	63
868 Iredell St	0.64mi	4/2.0	1,548 (-1%)	6mo	$145,000	$94	59
230 Helen Ave	0.48mi	4/1.5	1,390 (-12%)	1mo	$154,000	$111	56
749 Elma St	0.38mi	4/2.0	1,352 (-14%)	7mo	$104,000	$77	49
705 Damon St	0.70mi	3/2.0 (-1)	1,486 (-5%)	6mo	$175,000	$118	44
958 Woodward Ave	0.72mi	3/1.5 (-1)	1,439 (-8%)	6mo	$115,000	$80	41
523 Evans Ave	0.63mi	3/1.5 (-1)	1,374 (-12%)	6mo	$125,000	$91	38

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.76×
• Total profit: $-8,648
• Equity at exit: $19,369

10-year hold

• IRR: 5.4%
• Equity multiple: 1.43×
• Total profit: $15,759
• Equity at exit: $11,231

Cash invested: $36,372 (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 44310

• Rents YoY: 4.8%
• Active inventory: 88
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$681
• Tax from tax record: −$148 /mo · $1,778/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $156

Break-even live

Break-even rent $1,118

Max offer price $129,900

Occupancy floor 83%

Sensitivity live

Price	-10% $230	-5% $193	+0% $156	+5% $119	+10% $82
Rent	-10% $52	-5% $104	+0% $156	+5% $208	+10% $260
Rate	-1.0pp $221	-0.5pp $189	base $156	+0.5pp $122	+1.0pp $88

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 Cranz Pl Akron, OH	4.0	1.0	1376	$1,300	$0.94	45d	1	0.11mi
559 Dayton St Akron, OH	3.0	1.0	1200	$1,200	$1.00	45d	1	0.12mi
570 Dayton St Akron, OH	3.0	1.0	1140	$1,350	$1.18	16d	1	0.15mi
649 Patterson Ave Unit B Akron, OH	3.0	1.0	1200	$900	$0.75	45d	1	0.22mi
15 W York St Akron, OH	3.0	1.0	1178	$1,150	$0.98	23d	1	0.58mi
835 Carlysle St Akron, OH	3.0	1.0	1152	$1,250	$1.09	45d	1	0.83mi
805 Carpenter St Akron, OH	3.0	1.0	1056	$1,100	$1.04	25d	1	0.85mi
1180 Murray Ave Akron, OH	3.0	2.0	1340	$1,175	$0.88	23d	1	1.15mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	45d	1	1.17mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	45d	1	1.17mi
207 Crosby St Akron, OH	4.0	1.0	1200	$1,395	$1.16	45d	1	1.42mi
1358 N Howard St Akron, OH	4.0	2.0	2100	$1,800	$0.86	15d	1	1.45mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	45d	1	1.49mi

Listing history 50 events

1. 2026-06-21
   days on market $129,900 Active 40 DOM
2. 2026-06-18
   days on market $129,900 Active 37 DOM
3. 2026-06-17
   days on market $129,900 Active 36 DOM
4. 2026-06-16
   days on market $129,900 Active 35 DOM
5. 2026-06-15
   days on market $129,900 Active 34 DOM
6. 2026-06-14
   days on market $129,900 Active 32 DOM
7. 2026-06-13
   days on market $129,900 Active 31 DOM
8. 2026-06-10
   days on market $129,900 Active 29 DOM
9. 2026-06-09
   days on market $129,900 Active 28 DOM
10. 2026-06-08
    days on market $129,900 Active 27 DOM
11. 2026-06-07
    days on market $129,900 Active 26 DOM
12. 2026-06-05
    days on market $129,900 Active 23 DOM
13. 2026-06-03
    days on market $129,900 Active 22 DOM
14. 2026-06-02
    days on market $129,900 Active 21 DOM
15. 2026-06-01
    days on market $129,900 Active 20 DOM
16. 2026-05-31
    days on market $129,900 Active 19 DOM
17. 2026-05-31
    days on market $129,900 Active 18 DOM
18. 2026-05-12
    listed $129,900 Active 901-char remark
19. 2026-02-26
    historical $1,295
20. 2026-01-26
    price $1,295
21. 2026-01-18
    price $1,350
22. 2025-12-16
    listed $1,395
23. 2025-12-14
    historical
24. 2025-11-07
    price $112,000
25. 2025-11-03
    listed $115,000 Active
26. 2025-11-03
    historical
27. 2025-10-22
    status Active
28. 2025-10-21
    price $115,000
29. 2025-10-16
    historical Contingent
30. 2025-10-11
    listed $121,500 Active
31. 2025-10-11
    historical
32. 2025-10-06
    price $124,000
33. 2025-09-23
    listed $125,000 Active
34. 2025-09-23
    historical
35. 2025-08-28
    status Active
36. 2025-07-09
    historical Contingent
37. 2025-07-02
    price $125,000
38. 2025-06-24
    listed $135,000 Active
39. 2025-06-23
    historical
40. 2025-06-05
    price $139,900
41. 2025-05-15
    price $141,900
42. 2025-04-28
    price $143,900
43. 2025-03-28
    listed $144,900 Active
44. 2023-03-31
    soldstatus $105,000 Closed
45. 2023-03-13
    soldstatus $105,000
46. 2023-02-05
    status Pending
47. 2023-01-28
    status Active
48. 2022-12-14
    status Active
49. 2022-12-14
    price $110,000
50. 2022-11-01
    historical Contingent

ⓘ 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: $1,778 · $148/mo
• Projected year-2 tax: $1,902 · $159/mo
• Expected delta: +$124/yr (+$10/mo · 7.0%)

ⓘ 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: $15,790
• − Mortgage interest: −$7,276
• − Property taxes: −$1,778
• − Insurance: −$650
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$3,779
• Taxable loss: −$219
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $1,925/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): 25,496
• Household income: $41,066
• Rent vs Own: 60.7% rent · 39.3% own
• Severe rent burden: 2058.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 40% Black 25% Asian 20% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, India, Philippines
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 7% Other Asian/Pacific 6%

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: ▼ -194.41%
• Current HPI: 203.4431
• Rent YoY: ▲ 4.82%
• 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

+188.7% since first listed

46 events — show timeline

• 2026-05-12 Listed $129,900 MLSNOW
• 2026-02-26 Rental Removed $1,295 RENTEC
• 2026-01-26 Price Changed $1,295 RENTEC
• 2026-01-18 Price Changed $1,350 RENTEC
• 2025-12-16 Listed for Rent $1,395 RENTEC
• 2025-12-14 Listing Removed — MLSNOW
• 2025-11-07 Price Changed $112,000 MLSNOW
• 2025-11-03 Listing Removed — MLSNOW
• 2025-11-03 Listed $115,000 MLSNOW
• 2025-10-22 Relisted — MLSNOW
• 2025-10-21 Price Changed $115,000 MLSNOW
• 2025-10-16 Contingent — MLSNOW
• 2025-10-11 Listing Removed — MLSNOW
• 2025-10-11 Listed $121,500 MLSNOW
• 2025-10-06 Price Changed $124,000 MLSNOW
• 2025-09-23 Listing Removed — MLSNOW
• 2025-09-23 Listed $125,000 MLSNOW
• 2025-08-28 Relisted — MLSNOW
• 2025-07-09 Contingent — MLSNOW
• 2025-07-02 Price Changed $125,000 MLSNOW
• 2025-06-24 Listed $135,000 MLSNOW
• 2025-06-23 Listing Removed — MLSNOW
• 2025-06-05 Price Changed $139,900 MLSNOW
• 2025-05-15 Price Changed $141,900 MLSNOW
• 2025-04-28 Price Changed $143,900 MLSNOW
• 2025-03-28 Listed $144,900 MLSNOW
• 2023-03-31 Sold (MLS) $105,000 MLSNOW
• 2023-03-13 Sold (Public Records) $105,000 Public Records
• 2023-02-05 Pending — MLSNOW
• 2023-01-28 Relisted — MLSNOW
• 2022-12-14 Relisted — MLSNOW
• 2022-12-14 Price Changed $110,000 MLSNOW
• 2022-11-01 Contingent — MLSNOW
• 2022-10-25 Price Changed $105,000 MLSNOW
• 2022-10-19 Listed $110,000 MLSNOW
• 2022-07-06 Sold (Public Records) $33,500 Public Records
• 2022-07-01 Sold (MLS) $33,500 MLSNOW
• 2022-06-13 Pending — MLSNOW
• 2022-05-27 Listed $45,000 MLSNOW
• 2018-01-19 Listing Removed — MLSNOW
• 2017-08-18 Relisted — MLSNOW
• 2017-08-08 Pending — MLSNOW
• 2017-07-20 Listed $38,000 MLSNOW
• 2017-04-24 Listing Removed — MLSNOW
• 2016-12-02 Price Changed $42,000 MLSNOW
• 2016-10-24 Listed $45,000 MLSNOW

Property tax history

+2.5%/yr

Latest (2025): $1,778 · +0.1% YoY. Source: county tax records.