617 Moreley Ave · Akron, OH 44320

$85,000

3 bd · 1.5 ba · 1,705 sqft · SingleFamily public records · 66 Days on market

Built 1939 6,764 sqft lot Est $119k · 29% under

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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 +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors! This 3-bedroom, 2-bath home is the perfect value add opportunity. With solid bones and a functional layout, this property is ready for a little TLC. Whether you’re planning a fix and flip or adding to your rental portfolio, this home offers the potential for strong returns. Bring your contractor, run the numbers, and take advantage of this chance to add significant equity. Seller will not make any repairs, This home will be sold "as is" no seller financing, no assignments

Key facts

• 6,764 sq ft lot
• Parking
• Built 1939

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 39% 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 $588 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.27%
• DSCR: 1.72
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $119,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
693 Roslyn Ave	0.48mi	3/2.0	1,650 (-3%)	3mo	$250,000	$152	67
957 Mercer Ave	0.66mi	3/1.0	1,704 (-0%)	3mo	$112,500	$66	65
1007 Delia Ave	0.48mi	4/1.0 (+1)	1,602 (-6%)	2mo	$117,000	$73	58
968 Stadelman Ave	0.42mi	3/1.5	1,488 (-13%)	2mo	$104,000	$70	57
359 Beechwood Dr	0.62mi	4/2.0 (+1)	1,654 (-3%)	3mo	$167,000	$101	56
926 Winton Ave	0.52mi	3/2.0	1,503 (-12%)	1mo	$200,000	$133	53
614 East Ave	0.59mi	4/3.0 (+1)	1,767 (+4%)	4mo	$103,000	$58	52
557 Wildwood Ave	0.64mi	3/1.0	1,545 (-9%)	2mo	$65,000	$42	51
378 Wildwood Ave	0.54mi	4/1.0 (+1)	1,544 (-9%)	4mo	$66,000	$43	49
445 Beechwood Dr	0.62mi	3/1.0	1,498 (-12%)	2mo	$142,850	$95	47
910 Bye St	0.48mi	4/1.0 (+1)	1,457 (-14%)	1mo	$102,000	$70	45
555 Hoye Ave	0.59mi	4/1.0 (+1)	1,505 (-12%)	2mo	$15,500	$10	45

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: 5.6%
• Equity multiple: 1.21×
• Total profit: $5,105
• Equity at exit: $12,674

10-year hold

• IRR: 13.7%
• Equity multiple: 2.02×
• Total profit: $24,230
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$446
• Tax from tax record: −$246 /mo · $2,949/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $323

Break-even live

Break-even rent $920

Max offer price $85,000

Occupancy floor 71%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	14d	1	0.17mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	44d	1	0.23mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	44d	1	0.29mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	14d	1	0.37mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	14d	1	0.42mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	44d	1	0.44mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	44d	1	0.46mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	14d	1	0.52mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	44d	1	0.53mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	0.63mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	44d	1	0.66mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	23d	1	0.68mi
686 East Ave Akron, OH	4.0	2.0	2032	$1,700	$0.84	44d	1	0.69mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	23d	1	0.75mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	44d	1	0.75mi
724 Crosby St Unit 1 Akron, OH	2.0	1.0	1582	$995	$0.63	44d	1	0.85mi
724 Crosby St Akron, OH	2.0	1.0	1582	$995	$0.63	23d	1	0.85mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	21d	1	0.87mi
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	23d	6	0.93mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	44d	1	0.97mi
627 Crosby St Unit B Akron, OH	4.0	1.0	1200	$875	$0.73	44d	1	1.03mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	44d	1	1.03mi
25 N Rose Blvd Unit 1496095P Akron, OH	4.0	2.5	1603	$9,078	$5.66	21d	1	1.04mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	44d	7	1.08mi
115 N Portage Path Unit 6 Akron, OH	2.0	1.0	1200	$1,195	$1.00	44d	1	1.13mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	14d	1	1.14mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	44d	1	1.17mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	14d	1	1.19mi
218 Twin Oaks Rd Unit 222-16 Akron, OH	3.0	2.0	1400	$1,500	$1.07	44d	1	1.25mi
218 Twin Oaks Rd Unit 222-05 Akron, OH	2.0	1.0	1100	$1,150	$1.05	44d	1	1.25mi
53 S Balch St Unit 55 Akron, OH	2.0	1.0	1500	$850	$0.57	14d	1	1.28mi
55 S Balch St Unit A Akron, OH	2.0	1.0	1500	$800	$0.53	23d	1	1.28mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	44d	1	1.31mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	44d	1	1.49mi

Listing history 5 events

1. 2025-11-10
   status Pending
2. 2025-10-23
   price $85,000
3. 2025-09-05
   listed $100,000 Active
4. 2007-02-08
   historical
5. 2006-11-08
   listed $45,900

ⓘ 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: $2,949 · $246/mo
• Projected year-2 tax: $2,949 · $246/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 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: $15,943
• − Mortgage interest: −$4,761
• − Property taxes: −$2,949
• − Insurance: −$425
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$2,473
• Taxable income: $2,785
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $3,204/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

+85.2% since first listed

5 events — show timeline

• 2025-11-10 Pending — MLSNOW
• 2025-10-23 Price Changed $85,000 MLSNOW
• 2025-09-05 Listed $100,000 MLSNOW
• 2007-02-08 Listing Removed — MLSNOW
• 2006-11-08 Listed $45,900 MLSNOW

Property tax history

+3.0%/yr

Latest (2025): $2,949 · +0.2% YoY. Source: county tax records.