170 Stone St · Akron, OH 44305

$50,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 13 Days on market

Built 1920 6,969 sqft lot Est $77k · 35% 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 +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

Attention Investors and fixer uppers. This double city lot, with 3 bedrooms, 1full bath with 1152 square foot property is is priced to sell. This home is centrally located to multiple hospitals, The University of Akron, major freeways and local shopping. Section 8 is offering up to $1431 per month, for this location. With a little TLC, you can have this gem ready to rent and become an excellent profit center in your real estate portfolio. All mechanicals are in working order and the washer/dryer is included. You will appreciate the dry basement, with glass block windows and updated water meter. Contact your favorite Realtor to get your private showing before this moneymaker is Sold.

Key facts

• Centrally located
• Glass block windows
• Updated water meter

Tags

• DOUBLE CITY LOT
• CENTRALLY LOCATED
• DRY BASEMENT
• GLASS BLOCK WINDOWS
• UPDATED WATER METER

Property features AI

Exterior

• Parking: Driveway; Off-street parking; Additional parking; No garage
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished living area 1,152; Block foundation
• Construction: Wood siding; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Covered front porch; Corner lot; City lot

Interior

• Kitchen: Microwave; Range
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full basement
• Laundry & utility: Laundry in basement

🏷️ Possibly a rental listed for sale. The $50,000 price doesn't fit this home's estimated sale value (~$77,184) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 20.1% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $346 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 36y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1920 — 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: 2.42% ✓
• Cap rate: 20.07%
• Cash-on-cash: 49.19%
• DSCR: 3.19
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $77,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
197 Spellman Ct	0.20mi	3/1.0	1,152 (0%)	13mo	$65,000	$56	80
765 E Buchtel Ave	0.28mi	3/1.0	1,180 (+2%)	14mo	$96,000	$81	71
248 Arch St	0.36mi	3/1.0	1,210 (+5%)	6mo	$85,000	$70	70
70 Wise St	0.45mi	3/1.0	1,197 (+4%)	5mo	$80,000	$67	68
207 Denver St	0.24mi	4/1.0 (+1)	1,248 (+8%)	3mo	$102,000	$82	68
863 Bank St	0.42mi	3/1.0	1,226 (+6%)	5mo	$82,000	$67	65
349 N Arlington St	0.32mi	3/1.0	1,248 (+8%)	16mo	$50,000	$40	58
789 Upson St	0.26mi	2/1.0 (-1)	1,024 (-11%)	12mo	$63,050	$62	55
767 Upson St	0.22mi	2/1.0 (-1)	980 (-15%)	9mo	$65,000	$66	52
109 Kent Ct	0.66mi	2/1.0 (-1)	1,075 (-7%)	7mo	$37,500	$35	47
828 Crouse St	0.75mi	3/2.0	1,072 (-7%)	8mo	$92,000	$86	43
560 Nash St	0.68mi	3/2.0	1,049 (-9%)	11mo	$60,500	$58	40

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: 48.6%
• Equity multiple: 3.17×
• Total profit: $30,355
• Equity at exit: $7,455

10-year hold

• IRR: 54.9%
• Equity multiple: 6.83×
• Total profit: $81,560
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$262
• Tax from tax record: −$99 /mo · $1,190/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $574

Break-even live

Break-even rent $484

Max offer price $50,000

Occupancy floor 48%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	43d	1	0.21mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	43d	1	0.33mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	43d	1	0.34mi
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	14d	1	0.35mi
545 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	900	$1,300	$1.44	43d	1	0.42mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	23d	1	0.43mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	14d	1	0.43mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	23d	1	0.44mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	23d	1	0.48mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	23d	1	0.67mi
801 E Exchange St Akron, OH	2.0	1.0	850	$925	$1.09	23d	1	0.67mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	23d	1	0.68mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	43d	1	0.72mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	23d	1	0.80mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	43d	1	0.86mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	43d	1	0.86mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	23d	1	0.87mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	23d	1	0.92mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	43d	1	0.92mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	43d	1	1.01mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	43d	1	1.02mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	43d	1	1.04mi
467 Spicer St Akron, OH	2.0	1.0	800	$915	$1.14	23d	1	1.05mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	43d	1	1.07mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	23d	1	1.09mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	23d	1	1.10mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	43d	1	1.10mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	1.11mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	43d	1	1.11mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	43d	1	1.11mi
421 Allyn St Unit 2 Akron, OH	3.0	1.0	743	$850	$1.14	43d	1	1.13mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,085	$1.30	14d	3	1.16mi
437 Sumner St Apt A Akron, OH	3.0	1.5	750	$1,200	$1.60	23d	1	1.17mi
437 Sumner St Apt D Akron, OH	2.0	1.5	750	$900	$1.20	23d	1	1.17mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	43d	1	1.18mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	43d	1	1.18mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	43d	1	1.20mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	23d	1	1.20mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	1.20mi
106 Charles St Akron, OH	2.0	1.0	800	$850	$1.06	43d	1	1.21mi

Listing history 15 events

1. 2026-06-09
   status $50,000 Pending 13 DOM
2. 2026-06-08
   days on market $50,000 Active 13 DOM
3. 2026-06-07
   pricedays on market $50,000 Active 12 DOM
4. 2026-06-05
   days on market $59,900 Active 9 DOM
5. 2026-06-03
   days on market $59,900 Active 8 DOM
6. 2026-06-02
   days on market $59,900 Active 7 DOM
7. 2026-06-01
   days on market $59,900 Active 6 DOM
8. 2026-05-31
   days on market $59,900 Active 5 DOM
9. 2026-05-31
   days on market $59,900 Active 4 DOM
10. 2026-05-26
    listed $59,900 Active
11. 1996-08-30
    soldstatus $38,000
12. 1996-06-12
    listed $38,000
13. 1992-03-05
    soldstatus $14,500
14. 1990-11-13
    listed $18,500
15. 1989-06-27
    soldstatus $14,500

ⓘ 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: $1,190 · $99/mo
• Projected year-2 tax: $1,190 · $99/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 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: $14,523
• − Mortgage interest: −$2,801
• − Property taxes: −$1,190
• − Insurance: −$250
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$1,455
• Taxable income: $6,504
• Est. tax owed @ 24.0%: −$1,561
• After-tax cash flow: $5,326/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

+313.1% since first listed

6 events — show timeline

• 2026-05-26 Listed $59,900 MLSNOW
• 1996-08-30 Sold (Public Records) $38,000 Public Records
• 1996-06-12 Listed $38,000 MLSNOW
• 1992-03-05 Sold (Public Records) $14,500 Public Records
• 1990-11-13 Listed $18,500 MLSNOW
• 1989-06-27 Sold (Public Records) $14,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,190 · +0.1% YoY. Source: county tax records.