1425 Chippewa Ave · Akron, OH 44305

$95,000

2 bd · 1.0 ba · 934 sqft · SingleFamily public records · 16 Days on market

Built 1928 7,501 sqft lot Est $106k · 11% 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 +25.0/30.0
• ARV discount +12.4/15.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• 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

Charming Ranch in Goodyear Heights – Lovingly Maintained by Long-Time Owner. Don't miss this well-cared-for ranch nestled in the Goodyear Heights neighborhood, owned and meticulously maintained for many years. Rich with character, this home showcases beautiful original woodwork, gleaming hardwood floors, and tall baseboards. Step into the inviting enclosed front porch — the perfect spot to enjoy the neighborhood — and into a warm, welcoming living room. The comfortable living room flows into a formal dining room featuring charming built-in cabinetry framed by a large window. The kitchen offers cabinet space, and hardwood floors. Just off the kitchen, a sunny breakfast nook

Key facts

• Built-in cabinetry
• Formal dining room
• Sunny breakfast nook

Tags

• ORIGINAL WOODWORK
• HARDWOOD FLOORS
• ENCLOSED FRONT PORCH
• FORMAL DINING ROOM
• BUILT-IN CABINETRY
• SUNNY BREAKFAST NOOK

Property features AI

Exterior

• Parking: Detached garage with 1 garage space; Driveway (unpaved)
• Utilities: Public water; Public sewer
• Home design: Single-story; Above-grade finished area approximately 934 (assessor)
• Construction: Aluminum siding; Asphalt/fiberglass roof
• Exterior features: Enclosed porch; Patio; Porch

Interior

• Kitchen: Range; Microwave
• Bedrooms: 2 main-level bedrooms
• Flooring: Wood flooring in kitchen, nook and bedrooms; Carpet in enclosed porch, living and dining rooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Enclosed front porch; Full unfinished basement
• Laundry & utility: Washer; Dryer (laundry in basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Zoned schools: Seiberling Community Learning Center (math 22% / reading 22%, grade F, #1,242 of 1,584 statewide, top 80%, 477 students, 0% FRL); National Inventors Hall of Fame School Center For Stem (math 45% / reading 56%, grade C, #413 of 654 statewide, top 63%, 406 students, 0% FRL); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 51% at this address vs 26% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.5%/yr); 101 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $657 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 + 4.5% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $95k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — 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: 1.14% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.29%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $106,476
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1379 Ottawa Ave	0.09mi	3/1.0 (+1)	999 (+7%)	4mo	$99,500	$100	76
1371 Laffer Ave	0.21mi	3/1.0 (+1)	960 (+3%)	7mo	$120,000	$125	75
1604 Ottawa Ave	0.36mi	2/1.0	950 (+2%)	7mo	$127,000	$134	74
1177 Smithfarm Ave	0.50mi	2/1.0	992 (+6%)	2mo	$113,000	$114	65
1102 Tonawanda Ave	0.56mi	3/1.0 (+1)	960 (+3%)	1mo	$97,000	$101	63
1318 Arnold Ave	0.31mi	3/1.0 (+1)	1,056 (+13%)	5mo	$99,900	$95	54
1364 Eastwood Ave	0.62mi	2/1.0	1,027 (+10%)	3mo	$83,000	$81	52
1792 Malasia Rd	0.74mi	2/1.0	1,000 (+7%)	8mo	$117,000	$117	47
1530 Indianola Ave	0.63mi	3/1.0 (+1)	1,020 (+9%)	6mo	$129,900	$127	45
712 Frase Ave	0.48mi	3/1.5 (+1)	1,056 (+13%)	6mo	$113,300	$107	44
853 Brittain Rd	0.73mi	3/1.0 (+1)	1,032 (+10%)	4mo	$145,000	$141	40
1082 Hazel St	0.71mi	3/1.0 (+1)	1,056 (+13%)	2mo	$112,100	$106	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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-598
• Equity at exit: $14,165

10-year hold

• IRR: 10.6%
• Equity multiple: 1.88×
• Total profit: $23,492
• Equity at exit: $8,214

Cash invested: $26,600 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,085 high
• Mortgage (P&I): −$498
• Tax from tax record: −$113 /mo · $1,358/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $206

Break-even live

Break-even rent $824

Max offer price $95,000

Occupancy floor 76%

Sensitivity live

Price	-10% $260	-5% $233	+0% $206	+5% $179	+10% $152
Rent	-10% $120	-5% $163	+0% $206	+5% $249	+10% $292
Rate	-1.0pp $254	-0.5pp $230	base $206	+0.5pp $181	+1.0pp $156

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	45d	1	0.28mi
237 Kryder Ave Unit 237 Akron, OH	2.0	1.0	860	$850	$0.99	46d	1	0.48mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	45d	1	0.61mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	25d	1	0.62mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	45d	1	0.62mi
243 Watson St Akron, OH	2.0	1.0	750	$950	$1.27	45d	1	0.64mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	15d	1	0.64mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	45d	1	0.70mi
1820 Malasia Rd Unit 2 Akron, OH	2.0	1.0	741	$925	$1.25	45d	1	0.81mi
1820 Malasia Rd Akron, OH	2.0	1.0	741	$895	$1.21	22d	1	0.81mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	46d	1	0.85mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	25d	1	0.94mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	15d	1	0.94mi
1628 E Market St Akron, OH	2.0	1.0	800	$850	$1.06	45d	1	0.94mi
1044 Brittain Rd Unit 1050 Akron, OH	1.0	1.0	700	$785	$1.12	45d	1	1.07mi
1050 Brittain Rd Akron, OH	1.0	1.0	700	$785	$1.12	45d	1	1.07mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	25d	1	1.09mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	45d	1	1.18mi
167 Chittenden St Unit 3 Akron, OH	1.0	1.0	575	$700	$1.22	45d	1	1.18mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	45d	1	1.18mi
797 E Market St Apt 209 Akron, OH	1.0	1.0	600	$1,350	$2.25	25d	1	1.19mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	25d	1	1.19mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	45d	1	1.20mi
481 Tompkins Ave Akron, OH	2.0	1.0	800	$749	$0.94	15d	1	1.24mi
801 E Exchange St Akron, OH	2.0	1.0	850	$925	$1.09	25d	1	1.33mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	25d	1	1.36mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	45d	1	1.50mi

Listing history 17 events

1. 2026-06-21
   days on market $95,000 Active 16 DOM
2. 2026-06-18
   days on market $95,000 Active 13 DOM
3. 2026-06-17
   days on market $95,000 Active 12 DOM
4. 2026-06-16
   days on market $95,000 Active 11 DOM
5. 2026-06-15
   days on market $95,000 Active 10 DOM
6. 2026-06-14
   days on market $95,000 Active 8 DOM
7. 2026-06-13
   days on market $95,000 Active 7 DOM
8. 2026-06-10
   days on market $95,000 Active 5 DOM
9. 2026-06-09
   days on market $95,000 Active 4 DOM
10. 2026-06-08
    days on market $95,000 Active 3 DOM
11. 2026-06-07
    pricedays on marketlisting id $95,000 Active 2 DOM
12. 2026-06-05
    days on market $109,900 Active 4 DOM
13. 2026-06-03
    days on market $109,900 Active 3 DOM
14. 2026-06-03
    status $109,900 Active 2 DOM
15. 2026-05-25
    listed $109,900 Active
16. 1993-10-06
    soldstatus $45,000
17. 1989-06-30
    soldstatus $36,000

ⓘ 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: $1,358 · $113/mo
• Projected year-2 tax: $1,420 · $118/mo
• Expected delta: +$62/yr (+$5/mo · 4.6%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,014
• − Mortgage interest: −$5,321
• − Property taxes: −$1,358
• − Insurance: −$475
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$2,764
• Taxable income: $1,014
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,227/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

+205.3% since first listed

3 events — show timeline

• 2026-05-25 Listed $109,900 MLSNOW
• 1993-10-06 Sold (Public Records) $45,000 Public Records
• 1989-06-30 Sold (Public Records) $36,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,358 · -1.4% YoY. Source: county tax records.