391 Alpha Ave · Akron, OH 44312

$120,000

3 bd · 1.0 ba · 766 sqft · SingleFamily public records · 6 Days on market

Built 1952 4,800 sqft lot $157/sqft · 13% below area Est $138k · 13% under

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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 +19.0/30.0
• ARV discount +13.4/15.0
• DSCR +6.0/10.0
• 1% rule +5.3/10.0
• 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 MLS

Welcome home to 391 Alpha Ave! This cozy bungalow offers three bedrooms, one bath and a bonus rec room in the partially finished basement. As you enter the front door, you'll be welcomed into the living room area which boasts natural hardwood floors. The main bedroom is located on the first floor, as well as the bathroom making it perfect for those looking for first floor living. The kitchen rounds out the first floor. Head upstairs and you'll find two bedrooms of similar size that can be used either as bedrooms, an office or additional storage areas. There is a finished rec/bonus room in the basement as well as your laundry hookups. A detached garage, large front deck and fresh paint throughout round out this charming home that's perfect for a first-time buyer, investor or those looking to downsize. All this and a 1-year home warranty included! Call to schedule a private showing today!

Key facts

• Refreshed interior
• Front porch
• Centrally located

Tags

• REFRESHED INTERIOR
• FRONT PORCH
• DETACHED GARAGE
• EASY HIGHWAY ACCESS
• CENTRALLY LOCATED

Property features AI

Exterior

• Parking: Detached garage (1 car); Paved parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished living area reported as 766
• Construction: Aluminum siding; Asphalt/fiberglass roof
• Exterior features: Deck

Interior

• Kitchen: Kitchen on first floor
• Bedrooms: One main-level bedroom; Two second-level bedrooms
• Flooring: Wood flooring in living room
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Partially finished full basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $830 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $95k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1952 — 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: 1.03% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

• ARV (median comp): $138,259
• List price: $120,000
• Delta: -13.21%
• 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
544 Dennison Ave	0.33mi	3/1.0	760 (-1%)	6mo	$120,000	$158	79
495 Stetler Ave	0.30mi	2/1.0 (-1)	756 (-1%)	5mo	$92,000	$122	75
485 Sieber Ave	0.24mi	2/1.0 (-1)	768 (+0%)	11mo	$112,500	$146	74
2616 Terrace Ave	0.38mi	2/1.0 (-1)	816 (+6%)	3mo	$125,000	$153	64
432 Stevenson Ave	0.16mi	2/1.0 (-1)	671 (-12%)	6mo	$75,000	$112	62
379 Stull Ave	0.26mi	2/1.0 (-1)	860 (+12%)	7mo	$111,000	$129	57
2854 Morrison St	0.42mi	2/1.0 (-1)	800 (+4%)	14mo	$140,000	$175	57
2606 Ellet Ave	0.42mi	2/1.0 (-1)	792 (+3%)	16mo	$125,000	$158	57
2867 Morrison St	0.45mi	2/1.0 (-1)	720 (-6%)	14mo	$115,000	$160	52
639 Cora Ave	0.39mi	2/1.0 (-1)	864 (+13%)	12mo	$165,000	$191	46
2455 Albrecht Ave	0.70mi	2/1.0 (-1)	840 (+10%)	1mo	$140,000	$167	45
2544 Woodmere Ave	0.53mi	2/1.0 (-1)	880 (+15%)	12mo	$149,000	$169	35

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-11,484
• Equity at exit: $17,892

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $340
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$629
• Tax from tax record: −$172 /mo · $2,068/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $124

Break-even live

Break-even rent $1,078

Max offer price $120,000

Occupancy floor 85%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.38mi
2994 Mogadore Rd Akron, OH	2.0	1.0	715	$931	$1.30	23d	1	0.63mi
2948 Mogadore Rd Unit 5 Akron, OH	2.0	1.0	700	$975	$1.39	14d	1	0.63mi
931 Crestline Dr Akron, OH	3.0	1.0	976	$1,550	$1.59	14d	1	0.80mi
2620 Mogadore Rd Akron, OH	2.0	1.0	936	$1,250	$1.34	14d	1	1.05mi
3339 Samuel Rd Akron, OH	4.0	1.0	1109	$1,350	$1.22	14d	1	1.39mi

Listing history 29 events

1. 2026-05-14
   listed $120,000 Active 663-char remark
2. 2023-08-26
   price $55,900
3. 2023-08-15
   status Pending

   Show marketing remark (899 chars)

   Welcome home to 391 Alpha Ave! This cozy bungalow offers three bedrooms, one bath and a bonus rec room in the partially finished basement. As you enter the front door, you'll be welcomed into the living room area which boasts natural hardwood floors. The main bedroom is located on the first floor, as well as the bathroom making it perfect for those looking for first floor living. The kitchen rounds out the first floor. Head upstairs and you'll find two bedrooms of similar size that can be used either as bedrooms, an office or additional storage areas. There is a finished rec/bonus room in the basement as well as your laundry hookups. A detached garage, large front deck and fresh paint throughout round out this charming home that's perfect for a first-time buyer, investor or those looking to downsize. All this and a 1-year home warranty included! Call to schedule a private showing today!

4. 2023-08-15
   soldstatus $95,000 Closed

   Show marketing remark (899 chars)

   Welcome home to 391 Alpha Ave! This cozy bungalow offers three bedrooms, one bath and a bonus rec room in the partially finished basement. As you enter the front door, you'll be welcomed into the living room area which boasts natural hardwood floors. The main bedroom is located on the first floor, as well as the bathroom making it perfect for those looking for first floor living. The kitchen rounds out the first floor. Head upstairs and you'll find two bedrooms of similar size that can be used either as bedrooms, an office or additional storage areas. There is a finished rec/bonus room in the basement as well as your laundry hookups. A detached garage, large front deck and fresh paint throughout round out this charming home that's perfect for a first-time buyer, investor or those looking to downsize. All this and a 1-year home warranty included! Call to schedule a private showing today!

5. 2023-07-14
   price $55,900
6. 2023-07-14
   price $55,900
7. 2023-07-06
   soldstatus $95,000
8. 2023-07-06
   soldstatus $95,000
9. 2023-06-03
   historical Contingent

   Show marketing remark (899 chars)

   Welcome home to 391 Alpha Ave! This cozy bungalow offers three bedrooms, one bath and a bonus rec room in the partially finished basement. As you enter the front door, you'll be welcomed into the living room area which boasts natural hardwood floors. The main bedroom is located on the first floor, as well as the bathroom making it perfect for those looking for first floor living. The kitchen rounds out the first floor. Head upstairs and you'll find two bedrooms of similar size that can be used either as bedrooms, an office or additional storage areas. There is a finished rec/bonus room in the basement as well as your laundry hookups. A detached garage, large front deck and fresh paint throughout round out this charming home that's perfect for a first-time buyer, investor or those looking to downsize. All this and a 1-year home warranty included! Call to schedule a private showing today!

10. 2023-06-02
    listed $89,900 Active

    Show marketing remark (899 chars)

    Welcome home to 391 Alpha Ave! This cozy bungalow offers three bedrooms, one bath and a bonus rec room in the partially finished basement. As you enter the front door, you'll be welcomed into the living room area which boasts natural hardwood floors. The main bedroom is located on the first floor, as well as the bathroom making it perfect for those looking for first floor living. The kitchen rounds out the first floor. Head upstairs and you'll find two bedrooms of similar size that can be used either as bedrooms, an office or additional storage areas. There is a finished rec/bonus room in the basement as well as your laundry hookups. A detached garage, large front deck and fresh paint throughout round out this charming home that's perfect for a first-time buyer, investor or those looking to downsize. All this and a 1-year home warranty included! Call to schedule a private showing today!

11. 2020-08-25
    price $55,900
12. 2014-02-12
    price $55,900
13. 2014-02-12
    price $55,900
14. 2009-09-25
    soldstatus $49,500
15. 2009-09-25
    soldstatus $49,500
16. 2009-05-01
    listed $55,900
17. 2008-11-25
    historical
18. 2008-08-05
    listed $64,900
19. 2001-02-24
    historical
20. 2000-07-24
    listed $159,900
21. 1998-02-11
    soldstatus $54,025
22. 1998-01-31
    price $159,900
23. 1998-01-31
    price $159,900
24. 1998-01-31
    price $159,900
25. 1998-01-31
    price $159,900
26. 1998-01-31
    price $159,900
27. 1990-11-27
    soldstatus $37,750
28. 1988-09-08
    soldstatus $28,000
29. 1985-04-30
    soldstatus $25,000

ⓘ 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: $2,068 · $172/mo
• Projected year-2 tax: $2,068 · $172/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) · 20% 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: $14,827
• − Mortgage interest: −$6,722
• − Property taxes: −$2,068
• − Insurance: −$600
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,491
• Taxable loss: −$426
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $1,596/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

+380.0% since first listed

30 events — show timeline

• 2026-05-21 Pending — MLSNOW
• 2026-05-14 Listed $120,000 MLSNOW
• 2023-08-26 Price Changed $55,900 MLSNOW
• 2023-08-15 Pending — MLSNOW
• 2023-08-15 Sold (MLS) $95,000 MLSNOW
• 2023-07-14 Price Changed $55,900 MLSNOW
• 2023-07-14 Price Changed $55,900 MLSNOW
• 2023-07-06 Sold (Public Records) $95,000 Public Records
• 2023-07-06 Sold (Public Records) $95,000 Public Records
• 2023-06-03 Contingent — MLSNOW
• 2023-06-02 Listed $89,900 MLSNOW
• 2020-08-25 Price Changed $55,900 MLSNOW
• 2014-02-12 Price Changed $55,900 MLSNOW
• 2014-02-12 Price Changed $55,900 MLSNOW
• 2009-09-25 Sold (Public Records) $49,500 Public Records
• 2009-09-25 Sold (MLS) $49,500 MLSNOW
• 2009-05-01 Listed $55,900 MLSNOW
• 2008-11-25 Listing Removed — MLSNOW
• 2008-08-05 Listed $64,900 MLSNOW
• 2001-02-24 Listing Removed — MLSNOW
• 2000-07-24 Listed $159,900 MLSNOW
• 1998-02-11 Sold (Public Records) $54,025 Public Records
• 1998-01-31 Price Changed $159,900 MLSNOW
• 1998-01-31 Price Changed $159,900 MLSNOW
• 1998-01-31 Price Changed $159,900 MLSNOW
• 1998-01-31 Price Changed $159,900 MLSNOW
• 1998-01-31 Price Changed $159,900 MLSNOW
• 1990-11-27 Sold (Public Records) $37,750 Public Records
• 1988-09-08 Sold (Public Records) $28,000 Public Records
• 1985-04-30 Sold (Public Records) $25,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,068 · +0.2% YoY. Source: county tax records.