433 Allenford St · Akron, OH 44314

$89,900

3 bd · 2.0 ba · 1,037 sqft · SingleFamily public records · 17 Days on market

Built 1953 9,909 sqft lot $87/sqft · 16% below area Est $107k · 16% under

---

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 +28.6/30.0
• ARV discount +14.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Charming bungalow featuring a welcoming front porch and flexible living potential. This 2-bedroom, 2 full bath home offers two kitchens, providing the opportunity for separate living areas or added convenience. The property does require some updates and TLC, making it a great opportunity for owner-occupants, investors, or those looking to add value. Convenient layout with plenty of potential to make it your own. Property is being sold AS-IS, WHERE-IS. Seller will not consider wholesale offers, rent-to-own agreements, or seller financing.

Key facts

• Two kitchens
• Front porch
• Convenient layout

Tags

• FRONT PORCH
• TWO KITCHENS
• SEPARATE LIVING AREAS
• CONVENIENT LAYOUT

Property features AI

Exterior

• Parking: Carport; Driveway; One carport space
• Utilities: Public water; Public sewer
• Home design: Single-story home; Above-grade finished area recorded as 1,037 (public records)
• Construction: Wood siding; Asphalt/fiberglass roof; Block foundation; Built per public records
• Exterior features: Rear porch; Front porch

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Hot water heating; Steam heating; Wall/window cooling units
• Interior features: Full, unfinished basement
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 (+3.9%/yr); 104 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).
• This rent runs 31% 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 $622 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 + 3.9% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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 $69k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.14%
• DSCR: 1.63
• GRM: 6.1

CMA / ARV

• ARV (median comp): $107,051
• List price: $89,900
• Delta: -16.02%
• 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
2365 Pelton Ave	0.19mi	3/1.0	1,016 (-2%)	6mo	$140,000	$138	78
407 Stanford St	0.16mi	3/1.0	1,080 (+4%)	11mo	$135,000	$125	72
372 Waterford St	0.24mi	3/2.0	988 (-5%)	11mo	$146,000	$148	72
2255 Nesmith Lake Blvd	0.12mi	2/1.0 (-1)	942 (-9%)	2mo	$116,500	$124	68
2407 Nesmith Lake Blvd	0.35mi	2/1.0 (-1)	1,002 (-3%)	2mo	$131,000	$131	67
447 Allenford St	0.03mi	2/2.0 (-1)	1,152 (+11%)	11mo	$137,000	$119	66
2445 Gilbert St	0.44mi	3/2.0	1,092 (+5%)	9mo	$175,000	$160	63
474 Rexford St	0.34mi	2/2.0 (-1)	968 (-7%)	11mo	$175,000	$181	59
636 Flora Ave	0.39mi	4/2.0 (+1)	903 (-13%)	1mo	$163,000	$181	55
592 Sharon St	0.72mi	2/1.5 (-1)	1,020 (-2%)	6mo	$50,000	$49	52
2499 Nesmith Lake Blvd	0.47mi	2/1.0 (-1)	1,092 (+5%)	11mo	$156,000	$143	51
2303 6th St SW	0.48mi	3/1.0	912 (-12%)	6mo	$53,000	$58	48

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $5,502
• Equity at exit: $13,404

10-year hold

• IRR: 15.9%
• Equity multiple: 2.35×
• Total profit: $34,024
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,220 high
• Mortgage (P&I): −$471
• Tax from tax record: −$158 /mo · $1,902/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $297

Break-even live

Break-even rent $845

Max offer price $89,900

Occupancy floor 71%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	14d	1	0.67mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	0.74mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	21d	1	0.79mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	14d	1	0.80mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	43d	1	0.87mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	43d	1	0.93mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	0.94mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	43d	1	0.95mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	23d	1	0.96mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	43d	1	1.08mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	43d	1	1.10mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	43d	1	1.12mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	43d	1	1.12mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	43d	1	1.14mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	43d	1	1.15mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	1.16mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	43d	1	1.17mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	43d	1	1.22mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	1.23mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	23d	1	1.27mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	1.27mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	43d	1	1.34mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	43d	1	1.35mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	43d	1	1.42mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	1.43mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	23d	1	1.45mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	1.46mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	43d	1	1.47mi

Listing history 20 events

1. 2026-05-11
   listed $89,900 Active 547-char remark
2. 2020-11-04
   price $69,900
3. 2020-11-04
   price $69,900
4. 2020-11-04
   price $69,900
5. 2020-11-04
   price $69,900
6. 2020-11-04
   price $69,900
7. 2020-05-02
   price $69,900
8. 2014-02-12
   price $69,900
9. 2014-02-12
   price $69,900
10. 2001-02-10
    historical
11. 2000-08-11
    listed $117,000
12. 1998-01-08
    soldstatus $69,000
13. 1997-11-26
    price $117,000
14. 1997-11-26
    price $117,000
15. 1997-11-26
    price $117,000
16. 1997-11-26
    price $117,000
17. 1997-11-26
    price $117,000
18. 1997-11-26
    price $117,000
19. 1997-11-26
    price $117,000
20. 1997-10-14
    soldstatus $48,500

ⓘ 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: $1,902 · $158/mo
• Projected year-2 tax: $1,902 · $158/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,644
• − Mortgage interest: −$5,036
• − Property taxes: −$1,902
• − Insurance: −$450
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$2,615
• Taxable income: $2,298
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $3,008/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

+85.4% since first listed

21 events — show timeline

• 2026-05-29 Pending — MLSNOW
• 2026-05-11 Listed $89,900 MLSNOW
• 2020-11-04 Price Changed $69,900 MLSNOW
• 2020-11-04 Price Changed $69,900 MLSNOW
• 2020-11-04 Price Changed $69,900 MLSNOW
• 2020-11-04 Price Changed $69,900 MLSNOW
• 2020-11-04 Price Changed $69,900 MLSNOW
• 2020-05-02 Price Changed $69,900 MLSNOW
• 2014-02-12 Price Changed $69,900 MLSNOW
• 2014-02-12 Price Changed $69,900 MLSNOW
• 2001-02-10 Listing Removed — MLSNOW
• 2000-08-11 Listed $117,000 MLSNOW
• 1998-01-08 Sold (Public Records) $69,000 Public Records
• 1997-11-26 Price Changed $117,000 MLSNOW
• 1997-11-26 Price Changed $117,000 MLSNOW
• 1997-11-26 Price Changed $117,000 MLSNOW
• 1997-11-26 Price Changed $117,000 MLSNOW
• 1997-11-26 Price Changed $117,000 MLSNOW
• 1997-11-26 Price Changed $117,000 MLSNOW
• 1997-11-26 Price Changed $117,000 MLSNOW
• 1997-10-14 Sold (Public Records) $48,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,902 · +0.5% YoY. Source: county tax records.