785 Brittain Rd · Akron, OH 44305

$65,000

3 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 23 Days on market

Built 1957 6,098 sqft lot $58/sqft · 54% below area ↓ 28% since listing

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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 +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mid Century style brick ranch with wood floors and built-in cabinets and shelves. A common wall separates the eat-in kitchen from the living room and custom shelving separates the living room from an open dining room with a custom cabinet. The main hall leads to two bed rooms with closets, and full bath. There is a three season room at the end of the hallway and an exit to the back yard. The basement offers opportunities for additional updates to increase available living space.

Key facts

• Mid century style
• Wood floors
• Custom shelving

Tags

• MID CENTURY STYLE
• BRICK RANCH
• WOOD FLOORS
• BUILT-IN CABINETS
• EAT-IN KITCHEN
• CUSTOM SHELVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.9% 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 fast (+4.5%/yr); 101 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $449 of loan paydown is wiped out by about $2k 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 + 4.5% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 2.01% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.77%
• DSCR: 2.37
• GRM: 4.1

CMA / ARV

• ARV (median comp): $140,822
• List price: $65,000
• Delta: -53.84%
• 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
810 Mohawk Ave	0.15mi	2/1.5 (-1)	1,152 (+3%)	2mo	$82,500	$72	82
1492 Onondago Ave	0.27mi	3/2.0	1,139 (+2%)	3mo	$185,000	$162	80
853 Brittain Rd	0.13mi	3/1.0	1,032 (-8%)	4mo	$145,000	$141	76
677 Eastland Ave	0.20mi	3/1.0	1,216 (+9%)	1mo	$41,000	$34	74
1550 Osage	0.23mi	3/1.5	1,232 (+10%)	2mo	$205,105	$166	71
852 Manitou Ave	0.53mi	3/1.5	1,092 (-2%)	1mo	$131,000	$120	70
942 Caddo Ave	0.54mi	3/2.0	1,136 (+1%)	1mo	$140,000	$123	69
1364 Eastwood Ave	0.16mi	2/1.0 (-1)	1,027 (-8%)	3mo	$83,000	$81	69
561 Melrose St	0.44mi	3/1.0	1,182 (+6%)	1mo	$132,500	$112	68
1901 Goodyear Blvd	0.49mi	4/1.0 (+1)	1,105 (-1%)	1mo	$150,000	$136	67
1601 Tonawanda Ave	0.45mi	3/2.0	1,235 (+10%)	1mo	$149,900	$121	59
820 Shoshone Ave	0.56mi	3/1.5	1,264 (+13%)	3mo	$172,000	$136	50

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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.17×
• Total profit: $21,298
• Equity at exit: $9,692

10-year hold

• IRR: 36.1%
• Equity multiple: 4.61×
• Total profit: $65,717
• Equity at exit: $5,620

Cash invested: $18,200 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$341
• Tax from tax record: −$197 /mo · $2,370/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $467

Break-even live

Break-even rent $716

Max offer price $65,000

Occupancy floor 59%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
589 Eastland Ave Akron, OH	3.0	1.5	1345	$1,300	$0.97	43d	1	0.36mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	44d	1	0.45mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	43d	1	0.48mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	14d	1	0.48mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	43d	1	0.61mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	23d	1	0.61mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	43d	1	0.67mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	23d	1	0.80mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	23d	1	0.84mi
1598 Pilgrim St Akron, OH	3.0	1.0	1352	$1,550	$1.15	43d	1	0.85mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	43d	1	0.97mi
237 Kryder Ave Unit 237 Akron, OH	2.0	1.0	860	$850	$0.99	44d	1	1.04mi
243 Watson St Akron, OH	2.0	1.0	750	$950	$1.27	43d	1	1.07mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	23d	1	1.11mi
72 S Thomas Rd Tallmadge, OH	2.0	1.5	1100	$1,295	$1.18	43d	1	1.13mi
72 S Thomas Rd Unit 12 Tallmadge, OH	2.0	1.5	1100	$1,295	$1.18	14d	1	1.13mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	43d	1	1.16mi
1820 Malasia Rd Unit 2 Akron, OH	2.0	1.0	741	$925	$1.25	43d	1	1.18mi
1820 Malasia Rd Akron, OH	2.0	1.0	741	$895	$1.21	21d	1	1.18mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	14d	1	1.22mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	23d	1	1.30mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	43d	1	1.31mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	43d	1	1.32mi
1444 Hyde Park Ave Akron, OH	3.0	1.0	1104	$1,395	$1.26	14d	1	1.33mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	23d	1	1.36mi
481 Tompkins Ave Akron, OH	2.0	1.0	800	$749	$0.94	14d	1	1.37mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	23d	1	1.37mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	14d	1	1.37mi
1423 Creighton Ave Unit 1 Akron, OH	3.0	1.0	1040	$1,100	$1.06	23d	1	1.39mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	23d	1	1.49mi

Listing history 10 events

1. 2026-05-14
   status Pending 483-char remark

   Show marketing remark (483 chars)

   Mid Century style brick ranch with wood floors and built-in cabinets and shelves. A common wall separates the eat-in kitchen from the living room and custom shelving separates the living room from an open dining room with a custom cabinet. The main hall leads to two bed rooms with closets, and full bath. There is a three season room at the end of the hallway and an exit to the back yard. The basement offers opportunities for additional updates to increase available living space.

2. 2026-05-04
   historical Contingent 483-char remark

   Show marketing remark (483 chars)

   Mid Century style brick ranch with wood floors and built-in cabinets and shelves. A common wall separates the eat-in kitchen from the living room and custom shelving separates the living room from an open dining room with a custom cabinet. The main hall leads to two bed rooms with closets, and full bath. There is a three season room at the end of the hallway and an exit to the back yard. The basement offers opportunities for additional updates to increase available living space.

3. 2026-04-21
   listed $65,000 Active 483-char remark

   Show marketing remark (483 chars)

   Mid Century style brick ranch with wood floors and built-in cabinets and shelves. A common wall separates the eat-in kitchen from the living room and custom shelving separates the living room from an open dining room with a custom cabinet. The main hall leads to two bed rooms with closets, and full bath. There is a three season room at the end of the hallway and an exit to the back yard. The basement offers opportunities for additional updates to increase available living space.

4. 2007-05-26
   historical
5. 2006-11-26
   listed $80,000
6. 2006-06-30
   soldstatus $81,700
7. 2006-06-30
   soldstatus $81,700
8. 2006-04-16
   listed $79,500
9. 2006-04-14
   historical
10. 2005-10-13
    listed $89,900

ⓘ 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: $2,370 · $197/mo
• Projected year-2 tax: $2,370 · $197/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,678
• − Mortgage interest: −$3,641
• − Property taxes: −$2,370
• − Insurance: −$325
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$1,891
• Taxable income: $4,943
• Est. tax owed @ 24.0%: −$1,186
• After-tax cash flow: $4,414/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): 21,103
• Household income: $52,768
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1021.0

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 0.57)
• Race & ethnicity: White 62% Black 20% Two or more races 12% Asian 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · India, Philippines, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Other Indo-European 1% Spanish 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: ▼ -140.39%
• Current HPI: 190.6223
• Rent YoY: ▲ 4.51%
• 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

-27.7% since first listed

10 events — show timeline

• 2026-05-14 Pending — MLSNOW
• 2026-05-04 Contingent — MLSNOW
• 2026-04-21 Listed $65,000 MLSNOW
• 2007-05-26 Listing Removed — MLSNOW
• 2006-11-26 Listed $80,000 MLSNOW
• 2006-06-30 Sold (Public Records) $81,700 Public Records
• 2006-06-30 Sold (MLS) $81,700 MLSNOW
• 2006-04-16 Listed $79,500 MLSNOW
• 2006-04-14 Listing Removed — MLSNOW
• 2005-10-13 Listed $89,900 MLSNOW

Property tax history

+3.2%/yr

Latest (2025): $2,370 · -2.0% YoY. Source: county tax records.