633 Elbon Ave · Akron, OH 44306

$80,000

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 37 Days on market

Built 1928 Est $88k · 9% 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 +30.0/30.0
• ARV discount +11.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Family home with 3 bedrooms, 1 1/2 baths. Newer roof, windows, furnace and water heater. Nice backyard. Vinyl siding.

Key facts

• Newer furnace
• Newer roof
• Newer windows

Tags

• NEWER ROOF
• NEWER WINDOWS
• NEWER FURNACE
• NEWER WATER HEATER
• VINYL SIDING
• NICE BACKYARD

Property features AI

Exterior

• Home design: Built in 1928
• Construction: Living area approximately 1,128 square feet
• Exterior features: Located in the East Akron neighborhood

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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 (+7.6%/yr); 69 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).
• This rent runs 34% 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 $553 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 + 7.6% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1928 — 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: 1.50% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.28%
• DSCR: 2.08
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $87,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
884 Lovers Ln	0.20mi	3/1.0	1,149 (+2%)	1mo	$90,000	$78	87
807 Baird St	0.23mi	3/1.0	1,128 (0%)	4mo	$55,000	$49	86
835 Inman St	0.26mi	3/1.0	1,079 (-4%)	5mo	$81,000	$75	76
831 Concord Ave	0.44mi	3/1.0	1,202 (+7%)	3mo	$100,500	$84	66
1216 Bittaker St	0.49mi	3/2.0	1,090 (-3%)	4mo	$95,000	$87	65
495 Elbon Ave	0.27mi	3/1.0	1,267 (+12%)	4mo	$75,000	$59	64
920 Rowe St	0.43mi	2/1.0 (-1)	1,056 (-6%)	4mo	$89,000	$84	62
870 E Archwood Ave	0.72mi	3/1.0	1,088 (-4%)	2mo	$123,000	$113	59
982 Merton Ave	0.47mi	2/1.0 (-1)	984 (-13%)	2mo	$106,000	$108	50
591 Hedden Ave	0.74mi	3/1.0	1,224 (+8%)	2mo	$63,500	$52	50
586 Morgan Ave	0.65mi	3/1.0	1,276 (+13%)	3mo	$70,050	$55	46
885 Brown St	0.74mi	4/2.0 (+1)	1,280 (+14%)	2mo	$93,500	$73	32

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: 22.4%
• Equity multiple: 1.97×
• Total profit: $21,725
• Equity at exit: $11,928

10-year hold

• IRR: 33.2%
• Equity multiple: 4.68×
• Total profit: $82,383
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$420
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $453

Break-even live

Break-even rent $624

Max offer price $80,000

Occupancy floor 57%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	14d	1	0.11mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	43d	1	0.17mi
1005 Pardee Ave Akron, OH	2.0	1.0	862	$1,025	$1.19	43d	1	0.33mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	23d	1	0.34mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	14d	1	0.38mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	43d	1	0.41mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	43d	1	0.42mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	43d	1	0.46mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	43d	1	0.52mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.53mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	43d	1	0.54mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	23d	1	0.60mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	23d	1	0.60mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	43d	1	0.61mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	43d	1	0.61mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	43d	1	0.64mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	43d	1	0.67mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	43d	1	0.67mi
1280 7th Ave Akron, OH	2.0	1.0	1152	$1,200	$1.04	14d	1	0.70mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	43d	1	0.70mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	43d	1	0.72mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	0.72mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	43d	1	0.72mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	43d	1	0.74mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	43d	1	0.74mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	43d	1	0.74mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	43d	1	0.76mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	43d	1	0.77mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	23d	1	0.80mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.81mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	23d	1	0.82mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	43d	1	0.88mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	43d	1	0.88mi
920 Clement St Akron, OH	2.0	1.0	940	$995	$1.06	14d	1	0.90mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	21d	1	0.91mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	14d	1	0.93mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	0.94mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$1,174	$1.03	14d	1	0.97mi
467 Spicer St Akron, OH	2.0	1.0	800	$915	$1.14	23d	1	0.99mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	23d	1	0.99mi

Listing history 18 events

1. 2026-06-18
   days on market $80,000 Active 37 DOM
2. 2026-06-17
   days on market $80,000 Active 36 DOM
3. 2026-06-16
   days on market $80,000 Active 35 DOM
4. 2026-06-15
   days on market $80,000 Active 34 DOM
5. 2026-06-14
   days on market $80,000 Active 32 DOM
6. 2026-06-13
   days on market $80,000 Active 31 DOM
7. 2026-06-10
   days on market $80,000 Active 29 DOM
8. 2026-06-09
   days on market $80,000 Active 28 DOM
9. 2026-06-08
   days on market $80,000 Active 27 DOM
10. 2026-06-07
    days on market $80,000 Active 26 DOM
11. 2026-06-05
    days on market $80,000 Active 23 DOM
12. 2026-06-03
    days on market $80,000 Active 22 DOM
13. 2026-06-02
    days on market $80,000 Active 21 DOM
14. 2026-06-01
    days on market $80,000 Active 20 DOM
15. 2026-05-31
    days on market $80,000 Active 19 DOM
16. 2026-05-31
    days on market $80,000 Active 18 DOM
17. 2026-05-13
    price $80,000 117-char remark
18. 2026-05-12
    listed $70,000 Active 117-char remark

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$385/yr (+$32/mo · 80.3%)

ⓘ 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: $14,370
• − Mortgage interest: −$4,481
• − Property taxes: −$479
• − Insurance: −$400
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$2,327
• Taxable income: $4,384
• Est. tax owed @ 24.0%: −$1,052
• After-tax cash flow: $4,387/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

+14.3% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $80,000 FSBO.com
• 2026-05-12 Listed $70,000 FSBO.com

Property tax history

+1.5%/yr

Latest (2025): $479 · -4.2% YoY. Source: county tax records.