1187 Mercer Ave · Akron, OH 44307

$60,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 4 Days on market

Built 1927 6,616 sqft lot Est $101k · 41% under

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Why this score? — see what drove the A- 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
• 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

Don't miss this one! 3 bedrooms, 1 bath home on a quiet street in Akron. Enclosed side porch. Gas fireplace, not currently hooked up. Lots of potential here. Estimated ages of mechanicals & maintenance: HVAC (2017); HWT (2016); Roof (2001); Windows, Doors, Basement steps, Exterior paint all completed about 2008; Priced to sell.

Key facts

• Enclosed side porch
• Quiet street
• Hvac

Tags

• ENCLOSED SIDE PORCH
• GAS FIREPLACE
• QUIET STREET
• HVAC
• HWT
• ROOF

Property features AI

Exterior

• Parking: Off-site parking; Shared driveway
• Utilities: Public water; Public sewer
• Home design: 2-story house; Above-grade finished area reported as 1,152 (source: assessor)
• Construction: Aluminum siding; Asphalt/fiberglass roof
• Exterior features: Patio; Porch (including enclosed and side porch)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 6 rooms (bedrooms not separately specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Full, unfinished basement; Enclosed porch; Side porch; Patio
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 16.8% 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 at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $1,241/mo this rent would consume 54% 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 $297 of equity ($415 loan paydown + $-118 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.07% ✓
• Cap rate: 16.78%
• Cash-on-cash: 37.47%
• DSCR: 2.67
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $101,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
966 La Belle Ave	0.25mi	2/1.0 (-1)	1,170 (+2%)	5mo	$105,000	$90	77
815 Longview Ave	0.45mi	3/1.0	1,152 (0%)	3mo	$53,701	$47	76
1194 Diagonal Rd	0.14mi	3/1.0	1,295 (+12%)	4mo	$48,650	$38	69
1037 Hardesty Blvd	0.52mi	3/1.0	1,109 (-4%)	1mo	$98,000	$88	68
1311 Superior Ave	0.20mi	3/1.0	1,008 (-12%)	4mo	$50,000	$50	66
861 Glenn St	0.27mi	3/2.0	1,300 (+13%)	5mo	$157,000	$121	58
1248 Greenwood Ave	0.53mi	3/1.0	1,008 (-12%)	1mo	$69,000	$68	54
923 Russell Ave	0.70mi	3/1.0	1,244 (+8%)	1mo	$142,000	$114	53
1265 Greenwood Ave	0.49mi	3/1.5	1,008 (-12%)	2mo	$165,000	$164	53
994 Moeller Ave	0.68mi	3/1.0	1,047 (-9%)	1mo	$105,000	$100	52
924 Lane St	0.69mi	3/1.0	1,040 (-10%)	4mo	$43,070	$41	49
633 Madison Ave	0.73mi	3/1.0	1,308 (+14%)	2mo	$44,000	$34	42

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: 38.1%
• Equity multiple: 2.85×
• Total profit: $31,143
• Equity at exit: $16,835

10-year hold

• IRR: 41.5%
• Equity multiple: 5.62×
• Total profit: $77,568
• Equity at exit: $19,774

Cash invested: $16,800 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$315
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $525

Break-even live

Break-even rent $577

Max offer price $60,000

Occupancy floor 53%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	43d	1	0.13mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	43d	1	0.20mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	43d	1	0.25mi
1040 Mercer Ave Akron, OH	3.0	1.0	850	$1,400	$1.65	21d	1	0.29mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	43d	1	0.46mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	23d	1	0.48mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	43d	1	0.56mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	43d	1	0.59mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	43d	1	0.60mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	14d	1	0.61mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	43d	1	0.65mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	0.65mi
1310 Bellevue Ave Unit Right Akron, OH	2.0	1.0	800	$990	$1.24	43d	1	0.69mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	43d	1	0.70mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	0.71mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	43d	1	0.72mi
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	23d	1	0.72mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	14d	1	0.77mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	23d	1	0.77mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	23d	1	0.78mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	43d	1	0.80mi
1335 Thurston St Unit 1335 Akron, OH	2.0	1.0	700	$825	$1.18	14d	1	0.81mi
1339 Thurston St Unit 1339 Akron, OH	2.0	1.0	700	$825	$1.18	43d	1	0.81mi
1161 Seward Ave Akron, OH	3.0	1.5	1000	$1,200	$1.20	14d	1	0.88mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	43d	1	0.88mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	14d	1	0.97mi
465 Grace Ave Akron, OH	2.0	1.0	850	$850	$1.00	43d	1	0.99mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	23d	1	1.00mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	1.07mi
405 Noah Ave Akron, OH	2.0	1.0	1000	$1,050	$1.05	21d	1	1.07mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	43d	1	1.09mi
1128 Cordova Ave Akron, OH	2.0	1.0	840	$795	$0.95	14d	1	1.09mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	23d	1	1.13mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	21d	1	1.17mi
916 Peckham St Akron, OH	2.0	1.0	936	$850	$0.91	43d	1	1.19mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	1.20mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	23d	1	1.21mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	43d	1	1.24mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	14d	1	1.26mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	43d	1	1.29mi

Listing history 6 events

1. 2026-05-20
   status Pending
2. 2026-05-16
   listed $60,000 Active
3. 2001-05-02
   soldstatus $57,000
4. 1997-07-23
   soldstatus $22,000
5. 1997-06-30
   soldstatus $15,000
6. 1991-08-09
   soldstatus $15,000

ⓘ 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: $1,393 · $116/mo
• Projected year-2 tax: $1,393 · $116/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 · 16 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: $14,890
• − Mortgage interest: −$3,361
• − Property taxes: −$1,393
• − Insurance: −$300
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$1,745
• Taxable income: $5,708
• Est. tax owed @ 24.0%: −$1,370
• After-tax cash flow: $4,924/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

+300.0% since first listed

6 events — show timeline

• 2026-05-20 Pending — MLSNOW
• 2026-05-16 Listed $60,000 MLSNOW
• 2001-05-02 Sold (Public Records) $57,000 Public Records
• 1997-07-23 Sold (Public Records) $22,000 Public Records
• 1997-06-30 Sold (Public Records) $15,000 Public Records
• 1991-08-09 Sold (Public Records) $15,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,393 · +0.2% YoY. Source: county tax records.