600 Grace Ave · Akron, OH 44320

$110,000

4 bd · 1.5 ba · 1,096 sqft · SingleFamily public records · 46 Days on market

Built 1927 8,729 sqft lot $100/sqft · 35% above area Est $82k · 35% over ↓ 8% 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic opportunity for homeowners and investors alike! This solid Akron home at 600 Grace Ave offers a functional layout with character throughout. Features include three bedrooms, a detached garage, and a level backyard. The interior has been well cared for, providing a great canvas for your personal touches. Conveniently located near shopping, dining, and public transit. Schedule your private showing today and see the potential for yourself!

Key facts

• 8,729 sq ft lot
• Parking
• Built 1927

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished area approximately 1,096
• Construction: Block construction; Shingle roof
• Exterior features: Driveway

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 (+1.6%/yr); 102 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 40% of the median local income ($41k/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 $761 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 + 1.6% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1927 — 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: 1.24% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.60%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

• ARV (median comp): $81,637
• List price: $110,000
• Delta: 34.74%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
923 Lawton St	0.17mi	3/1.0 (-1)	1,008 (-8%)	8mo	$78,000	$77	65
1037 Hardesty Blvd	0.62mi	3/1.0 (-1)	1,109 (+1%)	1mo	$98,000	$88	61
404 Noah Ave	0.36mi	3/1.0 (-1)	1,192 (+9%)	1mo	$77,500	$65	60
912 Peckham St	0.40mi	3/1.0 (-1)	1,044 (-5%)	11mo	$115,000	$110	57
379 Noble Ave	0.38mi	3/1.0 (-1)	1,224 (+12%)	2mo	$90,000	$74	54
493 Bacon Ave	0.31mi	3/1.5 (-1)	972 (-11%)	10mo	$85,000	$87	53
1040 Hardesty Blvd	0.65mi	3/1.5 (-1)	1,080 (-2%)	11mo	$135,000	$125	53
1055 Whittier Ave	0.69mi	3/1.0 (-1)	1,095 (-0%)	12mo	$72,500	$66	51
761 Glendora Ave	0.51mi	3/1.0 (-1)	1,210 (+10%)	3mo	$60,000	$50	50
575 Fernwood Dr	0.30mi	3/1.0 (-1)	1,248 (+14%)	8mo	$101,750	$82	49
650 Easter Ave	0.58mi	3/1.0 (-1)	1,179 (+8%)	7mo	$50,000	$42	47
1073 Hartford Ave	0.66mi	3/1.0 (-1)	1,008 (-8%)	9mo	$140,000	$139	42

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $4,202
• Equity at exit: $16,401

10-year hold

• IRR: 11.9%
• Equity multiple: 1.88×
• Total profit: $27,039
• Equity at exit: $9,511

Cash invested: $30,800 (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 44320

• Rents YoY: 1.6%
• Active inventory: 102
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$577
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $375

Break-even live

Break-even rent $887

Max offer price $110,000

Occupancy floor 67%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	14d	1	0.09mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	0.18mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	14d	1	0.24mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	14d	1	0.30mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	23d	1	0.33mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	23d	1	0.36mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	44d	1	0.43mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	14d	1	0.47mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	44d	1	0.49mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	44d	1	0.53mi
1040 Mercer Ave Akron, OH	3.0	1.0	850	$1,400	$1.65	21d	1	0.55mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	44d	1	0.63mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	44d	1	0.67mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	44d	1	0.70mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	44d	1	0.73mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	44d	7	0.76mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	44d	1	0.80mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	44d	1	0.85mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	14d	1	0.91mi
627 Crosby St Unit B Akron, OH	4.0	1.0	1200	$875	$0.73	44d	1	0.93mi
152 S Balch St Akron, OH	3.0	1.5	1000	$1,195	$1.20	44d	1	0.98mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	44d	1	0.99mi
1161 Seward Ave Akron, OH	3.0	1.5	1000	$1,200	$1.20	14d	1	1.06mi
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	23d	6	1.09mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	44d	1	1.10mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	23d	1	1.10mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	23d	1	1.11mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	44d	1	1.15mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	44d	1	1.22mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	44d	1	1.28mi
39 N Balch St Akron, OH	4.0	1.0	1000	$995	$0.99	44d	1	1.29mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	1.31mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	1.35mi
1047 Yukon Ave Akron, OH	3.0	1.0	966	$995	$1.03	21d	1	1.39mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	1.44mi
207 Crosby St Akron, OH	4.0	1.0	1200	$1,395	$1.16	44d	1	1.45mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	44d	1	1.49mi
218 Twin Oaks Rd Unit 222-16 Akron, OH	3.0	2.0	1400	$1,500	$1.07	44d	1	1.50mi

Listing history 11 events

1. 2026-06-10
   status $110,000 Pending 46 DOM
2. 2026-06-09
   days on market $110,000 Active 46 DOM
3. 2026-06-08
   days on market $110,000 Active 45 DOM
4. 2026-06-07
   days on market $110,000 Active 44 DOM
5. 2026-06-05
   days on market $110,000 Active 41 DOM
6. 2026-06-03
   days on market $110,000 Active 40 DOM
7. 2026-06-02
   days on market $110,000 Active 39 DOM
8. 2026-06-01
   days on market $110,000 Active 38 DOM
9. 2026-05-31
   days on market $110,000 Active 37 DOM
10. 2026-05-31
    days on market $110,000 Active 36 DOM
11. 2026-04-23
    listed $120,000 Active 450-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: $940 · $78/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$388/yr (+$32/mo · 41.3%)

ⓘ 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: $16,340
• − Mortgage interest: −$6,162
• − Property taxes: −$940
• − Insurance: −$550
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$3,200
• Taxable income: $2,874
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $3,807/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): 17,690
• Household income: $41,241
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 1316.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 27% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -117.69%
• Current HPI: 122.9888
• Rent YoY: ▲ 1.65%
• 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

-8.3% since first listed

3 events — show timeline

• 2026-06-09 Pending — MLSNOW
• 2026-05-22 Price Changed $110,000 MLSNOW
• 2026-04-23 Listed $120,000 MLSNOW

Property tax history

+7.6%/yr

Latest (2025): $940 · -14.8% YoY. Source: county tax records.