483 Douglas St · Akron, OH 44307

$110,000

4 bd · 1.5 ba · 1,373 sqft · SingleFamily public records · 100 Days on market

Built 1908 5,976 sqft lot $80/sqft · 21% below area Est $139k · 21% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.8/10.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

This fully renovated 4-bedroom, 1-bathroom home offers a true turn-key opportunity for both homeowners and investors. The property features a functional layout with spacious bedrooms and updated finishes throughout, allowing the next owner to move in or place a tenant immediately without additional improvements. With its recent renovations and strong rental appeal, this home is an excellent option for a first-time homebuyer looking for a move-in ready property or an investor seeking a low-maintenance addition to their portfolio.

Key facts

• 5,976 sq ft lot
• 2 garage spots
• Built 1908

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$138,819) and the remarks read like a rental — treat the cards below with caution.

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 $322 ($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: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 42 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• At $1,409/mo this rent would consume 61% of the median local household income ($28k/yr) (locally 787% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $545 of equity ($761 loan paydown + $-216 appreciation (-0.2% local appreciation)).
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 35y ago; this cycle's ask is 7900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $78k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.53%
• DSCR: 1.56
• GRM: 6.5

CMA / ARV

• ARV (median comp): $138,819
• List price: $110,000
• Delta: -20.76%
• 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
595 Rhodes Ave	0.23mi	3/1.0 (-1)	1,326 (-3%)	8mo	$52,500	$40	70
483 Bishop St	0.09mi	3/1.0 (-1)	1,248 (-9%)	5mo	$96,500	$77	70
677 Crossings Ln	0.44mi	3/2.5 (-1)	1,440 (+5%)	1mo	$220,000	$153	62
564 Euclid Ave	0.49mi	3/1.5 (-1)	1,300 (-5%)	3mo	$57,500	$44	61
413 Crestwood Ave	0.47mi	3/2.0 (-1)	1,450 (+6%)	4mo	$157,000	$108	58
555 Hoye Ave	0.61mi	4/1.0	1,505 (+10%)	2mo	$15,500	$10	52
633 Madison Ave	0.71mi	3/1.0 (-1)	1,308 (-5%)	2mo	$44,000	$34	51
445 Beechwood Dr	0.61mi	3/1.0 (-1)	1,498 (+9%)	2mo	$142,850	$95	48
123 Gale St	0.61mi	3/2.0 (-1)	1,240 (-10%)	4mo	$96,500	$78	45
557 Wildwood Ave	0.55mi	3/1.0 (-1)	1,545 (+12%)	2mo	$65,000	$42	45
378 Wildwood Ave	0.75mi	4/1.0	1,544 (+12%)	4mo	$66,000	$43	39
650 Easter Ave	0.65mi	3/1.0 (-1)	1,179 (-14%)	7mo	$50,000	$42	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.53×
• Total profit: $16,293
• Equity at exit: $30,865

10-year hold

• IRR: 16.2%
• Equity multiple: 2.75×
• Total profit: $54,024
• Equity at exit: $36,253

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 44307

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$577
• Tax from tax record: −$169 /mo · $2,028/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $322

Break-even live

Break-even rent $1,002

Max offer price $110,000

Occupancy floor 72%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	44d	7	0.21mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	44d	1	0.30mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	23d	1	0.43mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	14d	1	0.44mi
152 S Balch St Akron, OH	3.0	1.5	1000	$1,195	$1.20	44d	1	0.52mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	14d	1	0.64mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	44d	1	0.64mi
627 Crosby St Unit B Akron, OH	4.0	1.0	1200	$875	$0.73	44d	1	0.71mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	44d	1	0.73mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	21d	1	0.75mi
207 Crosby St Akron, OH	4.0	1.0	1200	$1,395	$1.16	44d	1	0.76mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	0.76mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	44d	1	0.82mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	44d	1	0.85mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,871	$2.30	14d	54	0.87mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	14d	1	0.87mi
39 N Balch St Akron, OH	4.0	1.0	1000	$995	$0.99	44d	1	0.87mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	44d	1	0.89mi
949 Raymond St Akron, OH	5.0	1.0	1564	$1,150	$0.74	44d	1	0.91mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$2,985	$2.49	23d	4	0.92mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	14d	1	0.93mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	23d	1	0.93mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	14d	1	0.97mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	14d	1	1.03mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	44d	1	1.05mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	1.08mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	44d	1	1.12mi
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	23d	6	1.21mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	44d	1	1.21mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	44d	1	1.22mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,295	$1.55	14d	3	1.32mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	44d	1	1.34mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	44d	1	1.38mi
25 N Rose Blvd Unit 1496095P Akron, OH	4.0	2.5	1603	$9,078	$5.66	21d	1	1.40mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	44d	1	1.40mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	44d	1	1.41mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	1.41mi
497 Sumner St Akron, OH	5.0	2.0	1776	$1,295	$0.73	44d	1	1.42mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	1.43mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,600	$1.94	14d	14	1.45mi

Listing history 32 events

1. 2026-06-18
   days on market $110,000 Active 100 DOM
2. 2026-06-17
   days on market $110,000 Active 99 DOM
3. 2026-06-16
   days on market $110,000 Active 98 DOM
4. 2026-06-15
   days on market $110,000 Active 97 DOM
5. 2026-06-14
   days on market $110,000 Active 95 DOM
6. 2026-06-13
   days on market $110,000 Active 94 DOM
7. 2026-06-10
   days on market $110,000 Active 92 DOM
8. 2026-06-09
   days on market $110,000 Active 91 DOM
9. 2026-06-08
   days on market $110,000 Active 90 DOM
10. 2026-06-07
    days on market $110,000 Active 89 DOM
11. 2026-06-05
    days on market $110,000 Active 86 DOM
12. 2026-06-03
    days on market $110,000 Active 85 DOM
13. 2026-06-02
    days on market $110,000 Active 84 DOM
14. 2026-06-01
    days on market $110,000 Active 83 DOM
15. 2026-05-31
    days on market $110,000 Active 82 DOM
16. 2026-05-31
    days on market $110,000 Active 81 DOM
17. 2026-05-02
    listed $1,375
18. 2026-03-06
    listed $110,000 Active 537-char remark

    Show marketing remark (537 chars)

    This fully renovated 4-bedroom, 1-bathroom home offers a true turn-key opportunity for both homeowners and investors. The property features a functional layout with spacious bedrooms and updated finishes throughout, allowing the next owner to move in or place a tenant immediately without additional improvements. With its recent renovations and strong rental appeal, this home is an excellent option for a first-time homebuyer looking for a move-in ready property or an investor seeking a low-maintenance addition to their portfolio.

19. 2022-03-04
    price $875
20. 2022-02-22
    soldstatus $78,183
21. 2021-12-27
    soldstatus $60,000
22. 2007-12-29
    historical
23. 2007-08-29
    historical
24. 2007-08-01
    listed $14,000
25. 2007-03-05
    listed $21,950
26. 2007-02-28
    historical
27. 2007-02-07
    listed $25,950
28. 2006-12-28
    historical
29. 2006-09-29
    listed $25,950
30. 1993-12-23
    soldstatus $25,000
31. 1991-07-12
    historical
32. 1991-01-15
    listed $22,000

ⓘ 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: $2,028 · $169/mo
• Projected year-2 tax: $2,028 · $169/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 5/10 Major FEMA zone X (unshaded) · 66% 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,910
• − Mortgage interest: −$6,162
• − Property taxes: −$2,028
• − Insurance: −$550
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$3,200
• Taxable income: $2,265
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $3,315/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): 6,653
• Household income: $27,697
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 787.0

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 Black (73%)
• Race & ethnicity: Black 73% White 17% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -0.20%
• Current HPI: 81.3728
• 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

-93.8% since first listed

16 events — show timeline

• 2026-05-02 Listed for Rent $1,375 APPFOLIO
• 2026-03-06 Listed $110,000 MLSNOW
• 2022-03-04 Price Changed $875 RENT.
• 2022-02-22 Sold (Public Records) $78,183 Public Records
• 2021-12-27 Sold (Public Records) $60,000 Public Records
• 2007-12-29 Listing Removed — MLSNOW
• 2007-08-29 Listing Removed — MLSNOW
• 2007-08-01 Listed $14,000 MLSNOW
• 2007-03-05 Listed $21,950 MLSNOW
• 2007-02-28 Listing Removed — MLSNOW
• 2007-02-07 Listed $25,950 MLSNOW
• 2006-12-28 Listing Removed — MLSNOW
• 2006-09-29 Listed $25,950 MLSNOW
• 1993-12-23 Sold (Public Records) $25,000 Public Records
• 1991-07-12 Listing Removed — MLSNOW
• 1991-01-15 Listed $22,000 MLSNOW

Property tax history

+4.5%/yr

Latest (2025): $2,028 · +89.3% YoY. Source: county tax records.