643 Stevenson Ave · Akron, OH 44312

$92,900

2 bd · 1.0 ba · 688 sqft · SingleFamily public records · 44 Days on market

Built 1939 4,800 sqft lot $135/sqft · 16% below area Est $110k · 16% under ↓ 12% since listing

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Why this score? — see what drove the C+ 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 +22.7/30.0
• ARV discount +14.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Tired of paying rent? Looking for a manageable home? This one is for you! The living room is a comfortable size to enjoy watching TV. Just off of the living room is the main bedroom with carpeted floors and a closet. The eat-in kitchen has ample counter and cupboard space. The bathroom is just off of the kitchen with a shower. You'll find the second bedroom next to the kitchen with a closet and a door to the back yard. The 2-car garage has extra storage space and there's also a shed at the back of the yard by the garage. Siding and Roof approx 12 years old, Hot Water Tank 2026. Call today to schedule your private showing.

Key facts

• 4,800 sq ft lot
• 2 garage spots
• Built 1939

Property features AI

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Patio; Porch; Storage shed(s)

Interior

• Kitchen: Eat-in kitchen; Range; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet throughout primary rooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air gas heating; Wall/window cooling units
• Interior features: Partial basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 6.6% in Akron — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 137 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $642 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,113 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1939 — 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: 1.09% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (median comp): $110,107
• List price: $92,900
• Delta: -15.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
432 Stevenson Ave	0.40mi	2/1.0	671 (-2%)	6mo	$75,000	$112	72
544 Dennison Ave	0.16mi	3/1.0 (+1)	760 (+10%)	6mo	$120,000	$158	66
495 Stetler Ave	0.42mi	2/1.0	756 (+10%)	5mo	$92,000	$122	60
485 Sieber Ave	0.41mi	2/1.0	768 (+12%)	11mo	$112,500	$146	52
425 Alpha Ave	0.37mi	2/1.0	595 (-14%)	12mo	$77,000	$129	50
574 Stetler Ave	0.30mi	1/1.5 (-1)	768 (+12%)	11mo	$110,000	$143	50
436 High Grove Blvd	0.32mi	3/2.0 (+1)	728 (+6%)	20mo	$137,000	$188	49
261 Dennison Ave	0.63mi	2/1.0	672 (-2%)	21mo	$111,000	$165	49
640 Plainfield Rd	0.75mi	2/1.0	768 (+12%)	2mo	$131,000	$171	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-4,912
• Equity at exit: $13,852

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $8,820
• Equity at exit: $8,032

Cash invested: $26,012 (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 44312

• Active inventory: 137
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$487
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $159

Break-even live

Break-even rent $810

Max offer price $92,900

Occupancy floor 79%

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2612 Leland Ave Unit Left/Down Akron, OH	2.0	1.0	572	$850	$1.49	21d	1	0.55mi
2888 Mogadore Rd Akron, OH	1.0	1.0	450	$859	$1.91	14d	1	1.05mi
2994 Mogadore Rd Akron, OH	2.0	1.0	715	$931	$1.30	23d	1	1.06mi
2948 Mogadore Rd Unit 5 Akron, OH	2.0	1.0	700	$975	$1.39	14d	1	1.06mi

Listing history 17 events

1. 2026-06-18
   days on market $92,900 Active 44 DOM
2. 2026-06-17
   days on market $92,900 Active 43 DOM
3. 2026-06-16
   days on market $92,900 Active 42 DOM
4. 2026-06-15
   days on market $92,900 Active 41 DOM
5. 2026-06-14
   pricedays on market $92,900 Active 39 DOM
6. 2026-06-13
   days on market $97,000 Active 38 DOM
7. 2026-06-10
   days on market $97,000 Active 36 DOM
8. 2026-06-09
   days on market $97,000 Active 35 DOM
9. 2026-06-08
   days on market $97,000 Active 34 DOM
10. 2026-06-07
    days on market $97,000 Active 33 DOM
11. 2026-06-05
    days on market $97,000 Active 30 DOM
12. 2026-06-03
    days on market $97,000 Active 29 DOM
13. 2026-06-02
    days on market $97,000 Active 28 DOM
14. 2026-06-01
    days on market $97,000 Active 27 DOM
15. 2026-05-31
    days on market $97,000 Active 26 DOM
16. 2026-05-31
    days on market $97,000 Active 25 DOM
17. 2026-05-05
    listed $105,000 Active 632-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: $1,370 · $114/mo
• Projected year-2 tax: $1,410 · $117/mo
• Expected delta: +$40/yr (+$3/mo · 2.9%)

ⓘ 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 ≥97°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: $12,138
• − Mortgage interest: −$5,204
• − Property taxes: −$1,370
• − Insurance: −$464
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,703
• Taxable income: $455
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $1,799/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): 30,280
• Household income: $65,480
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 483.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -203.00%
• Current HPI: 197.5988
• 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

-11.5% since first listed

3 events — show timeline

• 2026-06-13 Price Changed $92,900 MLSNOW
• 2026-05-19 Price Changed $97,000 MLSNOW
• 2026-05-05 Listed $105,000 MLSNOW

Property tax history

+0.3%/yr

Latest (2025): $1,370 · -31.4% YoY. Source: county tax records.