1222 Clifton Ave · Akron, OH 44310

$125,000

3 bd · 1.5 ba · 1,044 sqft · SingleFamily public records · 91 Days on market

Built 1956 6,534 sqft lot $120/sqft · 11% below area Est $141k · 11% under

---

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 +16.3/30.0
• ARV discount +12.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom ranch in Akron's North Hill area offering over 1,000 square feet of living space. Features include a functional single-level layout, partially finished basement, and detached garage. Property needs updates and repairs, but offers strong potential for investors or owner-occupants looking to build sweat equity. Convenient location with easy access to local amenities. Priced to reflect condition--great opportunity to add value.

Key facts

• Single-level layout
• Convenient location
• Detached garage

Tags

• SINGLE-LEVEL LAYOUT
• PARTIALLY FINISHED BASEMENT
• DETACHED GARAGE
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $69 ($832/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (3.3% below list).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Harris/Jackson Community Learning Center (math 17% / reading 28%, grade F, #1,239 of 1,584 statewide, top 78%, 628 students, 0% FRL); Jennings Community Learning Center (math 12% / reading 18%, grade F, #627 of 654 statewide, top 96%, 757 students, 0% FRL); North High School (math 2% / reading 15%, grade F, #755 of 781 statewide, top 97%, 916 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 88 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 35% of the median local income ($41k/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 $864 of loan paydown is wiped out by about $4k 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

• It's been on market 91 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $125k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 8.6

CMA / ARV

• ARV (median comp): $140,654
• List price: $125,000
• Delta: -11.13%
• 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
1195 Sawyer Ave	0.35mi	3/1.0	1,075 (+3%)	2mo	$75,000	$70	76
1206 Pitkin Ave	0.42mi	3/1.0	1,056 (+1%)	2mo	$131,000	$124	75
1300 Mount Vernon Ave	0.22mi	2/1.0 (-1)	1,100 (+5%)	1mo	$117,000	$106	73
1105 Linden Ave	0.22mi	3/1.0	1,144 (+10%)	2mo	$59,900	$52	70
1101 Linden Ave	0.24mi	3/1.0	1,186 (+14%)	2mo	$111,000	$94	62
842 Grant Ave	0.62mi	3/2.0	1,004 (-4%)	2mo	$182,000	$181	61
1121 Woodward Ave	0.53mi	3/2.0	1,125 (+8%)	2mo	$209,900	$187	59
1106 Collinwood Ave	0.38mi	3/1.0	1,194 (+14%)	1mo	$147,000	$123	56
1037 Pitkin Ave	0.53mi	3/1.0	936 (-10%)	1mo	$136,000	$145	55
714 Grant Ave	0.67mi	3/1.0	1,144 (+10%)	2mo	$190,000	$166	49
697 Ocean Ave	0.67mi	4/2.0 (+1)	972 (-7%)	2mo	$95,000	$98	49
1652 14th St	0.65mi	2/2.0 (-1)	1,136 (+9%)	2mo	$195,000	$172	46

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.61×
• Total profit: $-13,554
• Equity at exit: $18,638

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $3,613
• Equity at exit: $10,808

Cash invested: $35,000 (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 44310

• Rents YoY: 4.8%
• Active inventory: 88
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$656
• Tax from tax record: −$178 /mo · $2,140/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $69

Break-even live

Break-even rent $1,121

Max offer price $125,000

Occupancy floor 89%

Sensitivity live

Price	-10% $140	-5% $105	+0% $69	+5% $34	+10% $-1
Rent	-10% $-26	-5% $22	+0% $69	+5% $117	+10% $165
Rate	-1.0pp $132	-0.5pp $101	base $69	+0.5pp $37	+1.0pp $4

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1180 Murray Ave Akron, OH	3.0	2.0	1340	$1,175	$0.88	22d	1	0.25mi
1088 Lexington Ave Akron, OH	3.0	1.0	1008	$1,600	$1.59	15d	1	0.29mi
1382 9th St Cuyahoga Falls, OH	2.0	1.0	862	$1,050	$1.22	45d	1	0.36mi
539 E Cuyahoga Falls Ave Unit 1 Akron, OH	2.0	1.0	1000	$895	$0.90	25d	1	0.38mi
1522 Campbell St Unit 2 Cuyahoga Falls, OH	2.0	1.0	900	$1,300	$1.44	22d	1	0.44mi
1390 N Howard St Akron, OH	2.0	1.0	1000	$1,000	$1.00	45d	1	0.68mi
1350 N Howard St Akron, OH	1.0–2.0	1.0	725	$925	$1.28	15d	1	0.69mi
1832 15th St Cuyahoga Falls, OH	3.0	1.0	1000	$1,495	$1.50	25d	1	0.91mi
1823 7th St Cuyahoga Falls, OH	3.0	1.5	1248	$2,850	$2.28	45d	1	0.93mi
825 Avon St Unit 1 Akron, OH	2.0	1.0	960	$875	$0.91	22d	1	1.07mi
467 Lynn Dr Cuyahoga Falls, OH	3.0	1.0	1414	$1,600	$1.13	15d	1	1.08mi
649 Patterson Ave Unit a Akron, OH	2.0	1.0	1000	$775	$0.78	45d	1	1.10mi
649 Patterson Ave Unit B Akron, OH	3.0	1.0	1200	$900	$0.75	45d	1	1.10mi
1928 3rd St Unit 4 Cuyahoga Falls, OH	2.0	1.0	1150	$1,300	$1.13	45d	1	1.15mi
1059 Jean Ave Akron, OH	3.0	1.0	1012	$1,300	$1.28	45d	1	1.19mi
674 Thayer St #676 Akron, OH	2.0	1.0	1208	$795	$0.66	45d	1	1.19mi
674 Thayer St Unit 674 Akron, OH	2.0	1.0	1208	$825	$0.68	45d	1	1.19mi
586 Robinette Ct Akron, OH	4.0	1.0	1040	$1,250	$1.20	45d	1	1.29mi
835 Carlysle St Akron, OH	3.0	1.0	1152	$1,250	$1.09	45d	1	1.29mi
559 Dayton St Akron, OH	3.0	1.0	1200	$1,200	$1.00	45d	1	1.36mi
570 Dayton St Akron, OH	3.0	1.0	1140	$1,350	$1.18	15d	1	1.36mi
805 Carpenter St Akron, OH	3.0	1.0	1056	$1,100	$1.04	25d	1	1.37mi
500 Delmar Ave Unit 502 Akron, OH	2.0	1.0	1000	$775	$0.78	25d	1	1.40mi
265 Cranz Pl Akron, OH	4.0	1.0	1376	$1,300	$0.94	45d	1	1.41mi
1015 Howe Ave Cuyahoga Falls, OH	2.0	1.0	768	$1,100	$1.43	22d	1	1.45mi
1015 Howe Ave Apt 7 Cuyahoga Falls, OH	2.0	1.0	768	$1,100	$1.43	15d	1	1.45mi
1015 Howe Ave Apt 7 Cuyahoga Falls, OH	2.0	1.0	768	$1,200	$1.56	22d	1	1.45mi

Listing history 24 events

1. 2026-06-16
   days on market $125,000 Active 91 DOM
2. 2026-06-15
   days on market $125,000 Active 90 DOM
3. 2026-06-14
   days on market $125,000 Active 88 DOM
4. 2026-06-13
   days on market $125,000 Active 87 DOM
5. 2026-06-10
   days on market $125,000 Active 85 DOM
6. 2026-06-09
   days on market $125,000 Active 84 DOM
7. 2026-06-08
   days on market $125,000 Active 83 DOM
8. 2026-06-07
   days on market $125,000 Active 82 DOM
9. 2026-06-05
   days on market $125,000 Active 79 DOM
10. 2026-06-03
    days on market $125,000 Active 78 DOM
11. 2026-06-02
    days on market $125,000 Active 77 DOM
12. 2026-06-01
    days on market $125,000 Active 76 DOM
13. 2026-05-31
    days on market $125,000 Active 75 DOM
14. 2026-05-31
    days on market $125,000 Active 74 DOM
15. 2026-04-16
    price $125,000 438-char remark

    Show marketing remark (438 chars)

    3-bedroom ranch in Akron's North Hill area offering over 1,000 square feet of living space. Features include a functional single-level layout, partially finished basement, and detached garage. Property needs updates and repairs, but offers strong potential for investors or owner-occupants looking to build sweat equity. Convenient location with easy access to local amenities. Priced to reflect condition--great opportunity to add value.

16. 2026-03-30
    price $135,000 438-char remark

    Show marketing remark (438 chars)

    3-bedroom ranch in Akron's North Hill area offering over 1,000 square feet of living space. Features include a functional single-level layout, partially finished basement, and detached garage. Property needs updates and repairs, but offers strong potential for investors or owner-occupants looking to build sweat equity. Convenient location with easy access to local amenities. Priced to reflect condition--great opportunity to add value.

17. 2026-03-23
    price $145,000 438-char remark

    Show marketing remark (438 chars)

    3-bedroom ranch in Akron's North Hill area offering over 1,000 square feet of living space. Features include a functional single-level layout, partially finished basement, and detached garage. Property needs updates and repairs, but offers strong potential for investors or owner-occupants looking to build sweat equity. Convenient location with easy access to local amenities. Priced to reflect condition--great opportunity to add value.

18. 2026-03-17
    listed $150,000 Active 438-char remark

    Show marketing remark (438 chars)

    3-bedroom ranch in Akron's North Hill area offering over 1,000 square feet of living space. Features include a functional single-level layout, partially finished basement, and detached garage. Property needs updates and repairs, but offers strong potential for investors or owner-occupants looking to build sweat equity. Convenient location with easy access to local amenities. Priced to reflect condition--great opportunity to add value.

19. 2015-07-09
    soldstatus $25,000 Sold 731-char remark

    Show marketing remark (731 chars)

    Come and see this 3 bedroom 1.5 ranch in the Riverside Park Subdivision. This home also features a partially finished basement with a half bath and a 1 car detached garage. Put on your work gloves and turn this house into your home. Property is being sold “as is”. Cash buyers need verification of funds. Conventional buyers need a letter of approval. Earnest money must be certified funds and is to be deposited with the listing office. Buyer or buyer’s agent responsible to check with Building, Zoning, EPA, DEA, Tax Department or any other requirement for intended use. Seller screening form can be found in MLS supplement attachments and must be filled out and submitted with offers in order to be considered.

20. 2015-07-01
    status Pending 731-char remark

    Show marketing remark (731 chars)

    Come and see this 3 bedroom 1.5 ranch in the Riverside Park Subdivision. This home also features a partially finished basement with a half bath and a 1 car detached garage. Put on your work gloves and turn this house into your home. Property is being sold “as is”. Cash buyers need verification of funds. Conventional buyers need a letter of approval. Earnest money must be certified funds and is to be deposited with the listing office. Buyer or buyer’s agent responsible to check with Building, Zoning, EPA, DEA, Tax Department or any other requirement for intended use. Seller screening form can be found in MLS supplement attachments and must be filled out and submitted with offers in order to be considered.

21. 2015-06-17
    historical Contingent 731-char remark

    Show marketing remark (731 chars)

    Come and see this 3 bedroom 1.5 ranch in the Riverside Park Subdivision. This home also features a partially finished basement with a half bath and a 1 car detached garage. Put on your work gloves and turn this house into your home. Property is being sold “as is”. Cash buyers need verification of funds. Conventional buyers need a letter of approval. Earnest money must be certified funds and is to be deposited with the listing office. Buyer or buyer’s agent responsible to check with Building, Zoning, EPA, DEA, Tax Department or any other requirement for intended use. Seller screening form can be found in MLS supplement attachments and must be filled out and submitted with offers in order to be considered.

22. 2015-06-11
    listed $16,999 Active 731-char remark

    Show marketing remark (731 chars)

    Come and see this 3 bedroom 1.5 ranch in the Riverside Park Subdivision. This home also features a partially finished basement with a half bath and a 1 car detached garage. Put on your work gloves and turn this house into your home. Property is being sold “as is”. Cash buyers need verification of funds. Conventional buyers need a letter of approval. Earnest money must be certified funds and is to be deposited with the listing office. Buyer or buyer’s agent responsible to check with Building, Zoning, EPA, DEA, Tax Department or any other requirement for intended use. Seller screening form can be found in MLS supplement attachments and must be filled out and submitted with offers in order to be considered.

23. 1988-02-26
    soldstatus $41,000
24. 1985-08-02
    soldstatus $41,000

ⓘ 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: $2,140 · $178/mo
• Projected year-2 tax: $2,140 · $178/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,511
• − Mortgage interest: −$7,002
• − Property taxes: −$2,140
• − Insurance: −$625
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$3,636
• Taxable loss: −$1,215
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $1,123/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): 25,496
• Household income: $41,066
• Rent vs Own: 60.7% rent · 39.3% own
• Severe rent burden: 2058.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 40% Black 25% Asian 20% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, India, Philippines
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 7% Other Asian/Pacific 6%

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: ▼ -194.41%
• Current HPI: 203.4431
• Rent YoY: ▲ 4.82%
• 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

+204.9% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $125,000 CBRMLS
• 2026-03-30 Price Changed $135,000 CBRMLS
• 2026-03-23 Price Changed $145,000 CBRMLS
• 2026-03-17 Listed $150,000 CBRMLS
• 2015-07-09 Sold (MLS) $25,000 MLSNOW
• 2015-07-01 Pending — MLSNOW
• 2015-06-17 Contingent — MLSNOW
• 2015-06-11 Listed $16,999 MLSNOW
• 1988-02-26 Sold (Public Records) $41,000 Public Records
• 1985-08-02 Sold (Public Records) $41,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $2,140 · -4.5% YoY. Source: county tax records.