626 E Wilbeth Rd · Akron, OH 44306

$115,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 51 Days on market

Built 1930 4,800 sqft lot $90/sqft · 12% below area Est $127k · 10% 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 +20.9/30.0
• ARV discount +11.9/15.0
• DSCR +6.7/10.0
• 1% rule +5.8/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1-bath home in Akron is a great opportunity for both investors and first-time buyers. Currently tenant-occupied with $1,100/month in rental income on a month-to-month lease, it offers immediate cash flow and flexibility. Inside, you'll find a full basement offering great storage or additional potential, and outside, a partially fenced backyard perfect for pets or outdoor living. A charming front porch adds curb appeal, and the convenient location puts you close to schools, parks, and major routes. Whether you're looking to grow your portfolio or plant roots, this property is full of potential.

Key facts

• Charming front porch
• Full basement
• Convenient location

Tags

• FULL BASEMENT
• PARTIALLY FENCED BACKYARD
• CHARMING FRONT PORCH
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached garage with 1 space
• Utilities: Public water; Public sewer
• Home design: Two-story home; Aluminum siding; Asphalt/fiberglass roof
• Construction: Built (year from public records); Aluminum siding construction; Asphalt and fiberglass roof
• Exterior features: Partial yard fencing

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Gas heating
• Interior features: Full basement; One fireplace; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 6.6% in Akron — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 fast (+7.6%/yr); 69 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent runs 36% of the median local income ($42k/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 $795 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 + 7.6% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 31y 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 $57k; list at $115k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1930 — 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: 1.08% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

• ARV (median comp): $127,309
• List price: $115,000
• Delta: -9.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
355 E Dresden Ave	0.71mi	3/1.0	1,290 (+1%)	0mo	$210,000	$163	65
521 E Archwood Ave	0.55mi	3/1.0	1,216 (-5%)	2mo	$73,500	$60	64
370 Cypress Ave	0.49mi	3/1.0	1,373 (+7%)	1mo	$150,000	$109	64
1682 Sunset Ave	0.40mi	3/2.0	1,175 (-8%)	1mo	$168,000	$143	63
485 E Archwood Ave	0.58mi	3/1.0	1,204 (-6%)	1mo	$101,000	$84	62
1281 Neptune Ave	0.43mi	3/2.0	1,172 (-8%)	2mo	$120,000	$102	60
1212 Tulip St	0.71mi	3/1.0	1,236 (-3%)	2mo	$114,000	$92	59
502 E Woodsdale Ave	0.66mi	3/2.0	1,184 (-8%)	2mo	$168,700	$142	51
871 N Firestone Blvd	0.57mi	3/1.0	1,107 (-14%)	1mo	$74,000	$67	50
1222 Lily St	0.75mi	3/1.0	1,132 (-12%)	2mo	$107,000	$95	44
870 E Archwood Ave	0.65mi	3/1.0	1,088 (-15%)	2mo	$123,000	$113	43
1240 Tulip St	0.67mi	2/1.5 (-1)	1,107 (-14%)	2mo	$135,000	$122	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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,327
• Equity at exit: $17,147

10-year hold

• IRR: 12.4%
• Equity multiple: 2.20×
• Total profit: $38,697
• Equity at exit: $9,943

Cash invested: $32,200 (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 44306

• Rents YoY: 7.6%
• Active inventory: 69
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$603
• Tax from tax record: −$174 /mo · $2,084/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $160

Break-even live

Break-even rent $1,044

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $225	-5% $193	+0% $160	+5% $127	+10% $95
Rent	-10% $62	-5% $111	+0% $160	+5% $209	+10% $259
Rate	-1.0pp $218	-0.5pp $189	base $160	+0.5pp $130	+1.0pp $100

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	15d	1	0.28mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	15d	1	0.37mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	24d	1	0.43mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$1,174	$1.03	15d	1	0.49mi
373 N Firestone Blvd Akron, OH	4.0	1.5	1590	$1,550	$0.97	44d	1	0.60mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	44d	1	0.74mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	44d	1	0.78mi
1078 Lindsay Ave Akron, OH	3.0	2.0	1005	$1,350	$1.34	44d	1	0.84mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	44d	1	0.85mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	44d	1	0.86mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	44d	1	0.86mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	15d	1	0.90mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	44d	1	0.91mi
920 Clement St Akron, OH	2.0	1.0	940	$995	$1.06	15d	1	0.91mi
1125 Georgia Ave Akron, OH	3.0	1.0	1060	$1,300	$1.23	15d	1	0.96mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	24d	1	0.96mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	44d	1	0.99mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	15d	1	1.00mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	44d	1	1.03mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	44d	1	1.05mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	44d	1	1.07mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	24d	1	1.08mi
78 E Mapledale Ave Akron, OH	4.0	1.5	1600	$1,500	$0.94	15d	1	1.14mi
44 E Brookside Ave Akron, OH	2.0	1.0	1762	$900	$0.51	15d	1	1.16mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	44d	1	1.17mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	44d	1	1.19mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	44d	1	1.19mi
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	44d	1	1.20mi
783 Anderson Ave Apt 5 Akron, OH	2.0	1.0	900	$900	$1.00	44d	1	1.24mi
783 Anderson Ave Apt 10 Akron, OH	2.0	1.0	900	$900	$1.00	15d	1	1.25mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	44d	1	1.25mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	24d	1	1.25mi
779 Anderson Ave Apt 11 Akron, OH	2.0	1.0	900	$900	$1.00	44d	1	1.26mi
779 Anderson Ave Apt 11 Akron, OH	2.0	1.0	900	$900	$1.00	24d	1	1.26mi
779 Anderson Ave Apt 10 Akron, OH	2.0	1.0	900	$900	$1.00	15d	1	1.26mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	1.26mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	15d	1	1.27mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	44d	1	1.30mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	44d	1	1.36mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	44d	1	1.37mi

Listing history 33 events

1. 2026-06-18
   days on market $115,000 Active 51 DOM
2. 2026-06-17
   days on market $115,000 Active 50 DOM
3. 2026-06-16
   days on market $115,000 Active 49 DOM
4. 2026-06-15
   days on market $115,000 Active 48 DOM
5. 2026-06-14
   days on market $115,000 Active 46 DOM
6. 2026-06-13
   days on market $115,000 Active 45 DOM
7. 2026-06-10
   days on market $115,000 Active 43 DOM
8. 2026-06-09
   days on market $115,000 Active 42 DOM
9. 2026-06-08
   days on market $115,000 Active 41 DOM
10. 2026-06-07
    days on market $115,000 Active 40 DOM
11. 2026-06-05
    days on market $115,000 Active 37 DOM
12. 2026-06-03
    days on market $115,000 Active 36 DOM
13. 2026-06-02
    days on market $115,000 Active 35 DOM
14. 2026-06-01
    days on market $115,000 Active 34 DOM
15. 2026-05-31
    days on market $115,000 Active 33 DOM
16. 2026-05-31
    days on market $115,000 Active 32 DOM
17. 2026-04-28
    listed $115,000 Active 616-char remark
18. 2026-01-15
    historical
19. 2025-10-14
    price $119,900
20. 2025-10-14
    status Active
21. 2025-09-29
    status Pending
22. 2025-08-18
    listed $124,900 Active
23. 2023-10-03
    historical
24. 2023-09-09
    price $119,900
25. 2023-07-13
    listed $129,900 Active
26. 2023-04-18
    status Pending
27. 2023-04-18
    soldstatus $57,000 Closed
28. 2023-04-18
    soldstatus $57,000
29. 2023-04-05
    historical Contingent
30. 2023-03-30
    listed $69,900 Active
31. 1996-05-18
    listed $54,900
32. 1996-02-01
    historical
33. 1995-08-02
    listed $54,900

ⓘ 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: $2,084 · $174/mo
• Projected year-2 tax: $2,084 · $174/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 ≥96°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: $14,958
• − Mortgage interest: −$6,442
• − Property taxes: −$2,084
• − Insurance: −$575
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$3,345
• Taxable income: $118
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $1,892/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): 20,905
• Household income: $41,688
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1251.0

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 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 2% Iranian 1% Scotch-Irish 1%
• Foreign-born: 4% · Vietnam, Canada, Philippines
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Vietnamese 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: ▼ -101.46%
• Current HPI: 132.768
• Rent YoY: ▲ 7.63%
• 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

+109.5% since first listed

17 events — show timeline

• 2026-04-28 Listed $115,000 MLSNOW
• 2026-01-15 Listing Removed — MLSNOW
• 2025-10-14 Price Changed $119,900 MLSNOW
• 2025-10-14 Relisted — MLSNOW
• 2025-09-29 Pending — MLSNOW
• 2025-08-18 Listed $124,900 MLSNOW
• 2023-10-03 Listing Removed — MLSNOW
• 2023-09-09 Price Changed $119,900 MLSNOW
• 2023-07-13 Listed $129,900 MLSNOW
• 2023-04-18 Pending — MLSNOW
• 2023-04-18 Sold (Public Records) $57,000 Public Records
• 2023-04-18 Sold (MLS) $57,000 MLSNOW
• 2023-04-05 Contingent — MLSNOW
• 2023-03-30 Listed $69,900 MLSNOW
• 1996-05-18 Listed $54,900 MLSNOW
• 1996-02-01 Listing Removed — MLSNOW
• 1995-08-02 Listed $54,900 MLSNOW

Property tax history

+1.7%/yr

Latest (2025): $2,084 · +0.2% YoY. Source: county tax records.