2670 Robindale Ave · Akron, OH 44312

$100,000

3 bd · 1.0 ba · 1,574 sqft · SingleFamily public records · 4 Days on market

Built 1951 0.34 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

REO Property, Property Sold AS-IS W/ O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller make no guarantees as to the accuracy of information herein; Buyer or Buyer’s Agent is responsible for utility activation related to inspections, Water activation not authorized; air pressure test only.

Key facts

• Full bath renovation
• Large fenced yard
• Modern bathroom

Tags

• MODERN BATHROOM
• CONVERTED LIVING SPACE
• LARGE FENCED YARD
• GREEN SPACE BORDERING LOT
• FULL BATH RENOVATION

Property features AI

Exterior

• Parking: Attached carport; Driveway; One carport space
• Utilities: Public water; Public sewer
• Home design: Single-story home; Block foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built in public records (year built source)
• Exterior features: Front porch; Patio; Back yard

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Double-pane windows; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• 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: 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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 $29k; list at $100k implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.54% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.25%
• DSCR: 1.72
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $231,378
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2638 S Graham Cir	0.09mi	3/1.5	1,539 (-2%)	6mo	$175,000	$114	85
133 Woolf Ave	0.23mi	3/1.0	1,419 (-10%)	2mo	$215,000	$152	72
2652 Graham Ave	0.12mi	3/2.0	1,400 (-11%)	2mo	$207,800	$148	71
2579 Robindale Ave	0.17mi	3/3.5	1,732 (+10%)	2mo	$249,500	$144	63
423 Stetler Ave	0.45mi	4/1.5 (+1)	1,613 (+2%)	7mo	$210,000	$130	62
525 Sieber Ave	0.65mi	3/1.5	1,562 (-1%)	9mo	$165,000	$106	58
2526 Cedar Creek Ln	0.42mi	3/2.5	1,474 (-6%)	9mo	$259,000	$176	56
42 Woolf Ave	0.40mi	3/2.0	1,395 (-11%)	3mo	$205,000	$147	56
37 Ansel Ave	0.46mi	3/2.0	1,374 (-13%)	3mo	$220,000	$160	50
131 Hawk Ave	0.47mi	3/1.0	1,345 (-14%)	9mo	$197,500	$147	46
172 Emmons Ave	0.71mi	3/1.5	1,366 (-13%)	7mo	$155,000	$113	37
117 Kreiner Ave	0.72mi	3/2.0	1,350 (-14%)	7mo	$210,000	$156	33

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: 7.3%
• Equity multiple: 1.29×
• Total profit: $8,049
• Equity at exit: $14,910

10-year hold

• IRR: 16.7%
• Equity multiple: 2.38×
• Total profit: $38,549
• Equity at exit: $8,646

Cash invested: $28,000 (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 44312

• Active inventory: 137
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$269 /mo · $3,223/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $379

Break-even live

Break-even rent $1,057

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $436	-5% $407	+0% $379	+5% $351	+10% $322
Rent	-10% $258	-5% $318	+0% $379	+5% $440	+10% $500
Rate	-1.0pp $429	-0.5pp $404	base $379	+0.5pp $353	+1.0pp $327

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
248 Malacca St Akron, OH	3.0	2.0	1854	$1,350	$0.73	44d	1	1.44mi

Listing history 5 events

1. 2026-06-09
   status $100,000 Pending 4 DOM
2. 2026-06-08
   days on market $100,000 Active 4 DOM
3. 2026-06-07
   days on market $100,000 Active 3 DOM
4. 2026-06-05
   remarks 693-char remark
5. 2026-06-05
   listed $100,000 Active 1 DOM

ⓘ 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: $3,223 · $269/mo
• Projected year-2 tax: $3,223 · $269/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,436
• − Mortgage interest: −$5,602
• − Property taxes: −$3,223
• − Insurance: −$500
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$2,909
• Taxable income: $3,253
• Est. tax owed @ 24.0%: −$781
• After-tax cash flow: $3,768/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

+170.3% since first listed

12 events — show timeline

• 2026-06-04 Listed $100,000 MLSNOW
• 2014-08-13 Sold (MLS) $29,000 MLSNOW
• 2014-07-28 Listing Removed — MLSNOW
• 2014-07-18 Listed $30,000 MLSNOW
• 2007-08-30 Listing Removed — MLSNOW
• 2007-02-20 Listed $119,900 MLSNOW
• 2003-05-01 Sold (Public Records) $87,900 Public Records
• 2003-05-01 Sold (MLS) $87,876 MLSNOW
• 2003-01-24 Listed $84,700 MLSNOW
• 2003-01-20 Listing Removed — MLSNOW
• 2002-04-20 Listed $86,900 MLSNOW
• 1985-07-08 Sold (Public Records) $37,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $3,223 · +0.1% YoY. Source: county tax records.