598 Morningview Ave · Akron, OH 44305

$99,900

2 bd · 1.0 ba · 804 sqft · SingleFamily public records · 7 Days on market

Built 1943 5,601 sqft lot Est $124k · 19% 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.6/10.0
• 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

DELIGHTFUL RANCH - many updates - replaced windows - new siding & roof - furnace & c/a approx. 12 yrs - electric updated - fenced yard - remodeled 12x14 kitchen with range, refrigerator & microwave - hardwood floors under carpet - updated bath - nice covered deck - rec room 11x30 with gas heater.

Key facts

• Cozy eat-in area
• Wood paneling
• Hardwood cabinetry

Tags

• EXPOSED BEAM CEILINGS
• WOOD PANELING
• HARDWOOD CABINETRY
• COZY EAT-IN AREA
• FULLY FINISHED BASEMENT
• EXPOSED BRICK ACCENTS

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-story; Entry level main floor
• Construction: Built per public records; Aluminum siding; Vinyl siding; Asphalt shingle roof; Finished area below grade (estimated); Finished area above grade (assessor)
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Partially finished full basement
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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; 22 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; 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $62k; list at $100k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1943 — 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: 1.06% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $123,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1465 Laffer Ave	0.60mi	2/1.0	792 (-2%)	0mo	$109,900	$139	69
1887 Goodyear Blvd	0.16mi	2/1.0	720 (-10%)	10mo	$100,000	$139	66
472 Saint Leger Ave	0.24mi	2/1.0	864 (+8%)	13mo	$111,900	$130	65
335 Watson St	0.51mi	2/1.0	800 (-0%)	13mo	$123,000	$154	65
1615 Romona Rd	0.61mi	2/1.0	824 (+2%)	6mo	$136,000	$165	62
475 Sumatra Ave	0.24mi	2/1.0	888 (+10%)	12mo	$148,000	$167	61
475 Sullivan Ave	0.70mi	2/2.0	800 (-0%)	2mo	$128,000	$160	61
1865 Goodyear Blvd	0.21mi	2/1.0	690 (-14%)	8mo	$90,000	$130	60
466 The Brooklands	0.30mi	2/2.0	720 (-10%)	6mo	$125,000	$174	60
570 Mohawk Ave	0.45mi	2/1.0	720 (-10%)	3mo	$103,000	$143	59
1484 Tonawanda Ave	0.31mi	2/2.0	720 (-10%)	12mo	$112,000	$156	54
1345 Ottawa Ave	0.64mi	2/1.0	832 (+4%)	13mo	$122,700	$147	53

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-6,182
• Equity at exit: $14,895

10-year hold

• IRR: 5.6%
• Equity multiple: 1.44×
• Total profit: $12,376
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,058 high
• Mortgage (P&I): −$524
• Tax from tax record: −$139 /mo · $1,674/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $131

Break-even live

Break-even rent $892

Max offer price $99,900

Occupancy floor 83%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	14d	1	0.52mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	43d	1	0.70mi
243 Watson St Akron, OH	2.0	1.0	750	$950	$1.27	43d	1	0.71mi
1820 Malasia Rd Akron, OH	2.0	1.0	741	$895	$1.21	21d	1	0.75mi
1820 Malasia Rd Unit 2 Akron, OH	2.0	1.0	741	$925	$1.25	43d	1	0.75mi
481 Tompkins Ave Akron, OH	2.0	1.0	800	$749	$0.94	14d	1	0.86mi
1050 Brittain Rd Akron, OH	1.0	1.0	700	$785	$1.12	43d	1	0.93mi
1044 Brittain Rd Unit 1050 Akron, OH	1.0	1.0	700	$785	$1.12	43d	1	0.93mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	44d	1	0.95mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	43d	1	0.99mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	23d	1	0.99mi
237 Kryder Ave Unit 237 Akron, OH	2.0	1.0	860	$850	$0.99	44d	1	1.01mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	14d	1	1.05mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	43d	1	1.07mi
2323 Newton St Unit 4 Akron, OH	2.0	1.0	780	$895	$1.15	23d	1	1.16mi
2323 Newton St Unit 4 Akron, OH	2.0	1.0	780	$895	$1.15	14d	1	1.16mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	43d	1	1.16mi
1628 E Market St Akron, OH	2.0	1.0	800	$850	$1.06	43d	1	1.26mi
2275 Eastwood Ave Akron, OH	1.0	1.0	675	$878	$1.30	14d	2	1.32mi
72 S Thomas Rd Tallmadge, OH	2.0	1.5	1100	$1,295	$1.18	43d	1	1.46mi
72 S Thomas Rd Unit 12 Tallmadge, OH	2.0	1.5	1100	$1,295	$1.18	14d	1	1.47mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	23d	1	1.50mi

Listing history 8 events

1. 2026-06-18
   status $99,900 Pending 7 DOM
2. 2026-06-18
   days on market $99,900 Active 7 DOM
3. 2026-06-17
   days on market $99,900 Active 6 DOM
4. 2026-06-16
   days on market $99,900 Active 5 DOM
5. 2026-06-15
   days on market $99,900 Active 4 DOM
6. 2026-06-14
   days on market $99,900 Active 2 DOM
7. 2026-06-13
   remarks 681-char remark
8. 2026-06-13
   listed $99,900 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: $1,674 · $139/mo
• Projected year-2 tax: $1,674 · $139/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: $12,700
• − Mortgage interest: −$5,596
• − Property taxes: −$1,674
• − Insurance: −$500
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,906
• Taxable loss: −$7
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $1,575/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

+77.8% since first listed

6 events — show timeline

• 2026-06-11 Listed $99,900 MLSNOW
• 2014-11-20 Sold (Public Records) $62,000 Public Records
• 2014-11-20 Sold (MLS) $62,000 MLSNOW
• 2014-10-15 Listing Removed — MLSNOW
• 2014-04-24 Listed $64,900 MLSNOW
• 2011-11-16 Sold (Public Records) $56,190 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,674 · +57.5% YoY. Source: county tax records.