2031 Verde Ave · Akron, OH 44314

$144,900

2 bd · 1.5 ba · 1,072 sqft · SingleFamily public records · 3 Days on market

Built 1944 9,147 sqft lot Est $100k · 45% over

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Why this score? — see what drove the F 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 +11.9/30.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Rent growth +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Tucked onto a spacious 1.5 city lot in Akron, this 3-bedroom bungalow is full of charm, character, and thoughtful updates throughout. From the moment you arrive, the beautifully maintained landscaping sets the tone, welcoming you into a home that feels warm, inviting, and truly special. Inside, hardwood floors flow through the living room and bedrooms, adding timeless appeal. The main living space has been opened up between the great room and dining area, creating an easy, connected layout that feels both bright and functional. The eat-in kitchen features brand new flooring, offering a fresh, updated space for everyday living. The full bathroom was completely updated in 2021 and showcases a

Key facts

• 9,147 sq ft lot
• Garage
• Built 1944

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family property; Above-grade finished area approximately 1,072
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Lot size about 0.21 acres

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-37 ($-441/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (17.6% below list).
• Recommended offer: $119k (17.6% below list) — sets the bar for 1% rule.

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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 30% 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 $1k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $84k; list at $145k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,372 (17.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1944 — 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: 0.82% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $99,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2031 Verde Ave	0.00mi	3/1.5 (+1)	1,072 (0%)	0mo	$143,000	$133	95
780 Silvercrest Ave	0.22mi	3/1.0 (+1)	1,109 (+4%)	3mo	$140,000	$126	75
2137 12th St SW	0.30mi	3/1.0 (+1)	1,084 (+1%)	5mo	$60,000	$55	73
603 Indian Trl	0.30mi	3/1.0 (+1)	1,100 (+3%)	2mo	$83,000	$75	73
773 Montana Ave	0.23mi	3/1.5 (+1)	1,128 (+5%)	4mo	$83,000	$74	72
2001 13th St SW	0.31mi	2/1.0	1,016 (-5%)	4mo	$94,900	$93	71
2079 12th St SW	0.25mi	3/1.5 (+1)	1,004 (-6%)	3mo	$137,500	$137	71
1855 W 17th St SW	0.61mi	2/1.0	1,050 (-2%)	5mo	$85,000	$81	62
918 Silvercrest Ave	0.45mi	3/1.0 (+1)	1,152 (+8%)	5mo	$80,000	$69	56
2083 17th St SW	0.51mi	3/1.0 (+1)	1,175 (+10%)	4mo	$114,000	$97	50
2351 13th St SW	0.66mi	3/1.0 (+1)	1,142 (+6%)	2mo	$55,000	$48	50
575 Flora Ave	0.69mi	3/2.0 (+1)	1,208 (+13%)	3mo	$120,000	$99	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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-24,712
• Equity at exit: $21,605

10-year hold

• IRR: -7.5%
• Equity multiple: 0.51×
• Total profit: $-19,901
• Equity at exit: $12,528

Cash invested: $40,572 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$760
• Tax from tax record: −$160 /mo · $1,914/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-37

Break-even live

Break-even rent $1,240

Max offer price $138,412

Occupancy floor 98%

Sensitivity live

Price	-10% $45	-5% $4	+0% $-37	+5% $-78	+10% $-119
Rent	-10% $-131	-5% $-84	+0% $-37	+5% $10	+10% $58
Rate	-1.0pp $36	-0.5pp $0	base $-37	+0.5pp $-74	+1.0pp $-112

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	0.09mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	24d	1	0.21mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	22d	1	0.29mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	45d	1	0.32mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	45d	1	0.35mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	15d	1	0.39mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	45d	1	0.42mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	45d	1	0.42mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	15d	1	0.43mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	45d	1	0.52mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	24d	1	0.53mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	24d	1	0.54mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	45d	1	0.57mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	15d	1	0.62mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	22d	1	0.65mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	45d	1	0.94mi
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	24d	1	0.99mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	45d	1	1.01mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	24d	1	1.01mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	24d	1	1.03mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	22d	1	1.05mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	45d	1	1.07mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	15d	1	1.18mi
1253 California Ave Akron, OH	2.0	1.0	780	$1,100	$1.41	45d	1	1.23mi
1253 California Ave Akron, OH	2.0	1.0	780	$950	$1.22	24d	1	1.23mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	45d	1	1.25mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	22d	1	1.28mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	45d	1	1.35mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	15d	1	1.36mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	45d	1	1.37mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	1.37mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	45d	1	1.38mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	45d	1	1.39mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	45d	1	1.42mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	45d	1	1.46mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	22d	1	1.48mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	45d	1	1.49mi

Listing history 3 events

1. 2026-05-11
   status Pending
2. 2026-05-07
   listed $144,900 Active
3. 2004-05-17
   soldstatus $84,000

ⓘ 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: $1,914 · $160/mo
• Projected year-2 tax: $2,087 · $174/mo
• Expected delta: +$173/yr (+$14/mo · 9.0%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,325
• − Mortgage interest: −$8,117
• − Property taxes: −$1,914
• − Insurance: −$724
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$4,215
• Taxable loss: −$2,938
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $264/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

+72.5% since first listed

3 events — show timeline

• 2026-05-11 Pending — MLSNOW
• 2026-05-07 Listed $144,900 MLSNOW
• 2004-05-17 Sold (Public Records) $84,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,914 · +0.2% YoY. Source: county tax records.