1886 Hillside Ter · Akron, OH 44305

$150,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 11 Days on market

Built 1920 6,695 sqft lot Est $126k · 19% over

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Why this score? — see what drove the D- 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 +15.1/30.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

1886 Hillside Terrace features an enclosed front porch/sunroom, living room, half bath on the main level, and an open kitchen and dining area. The second floor offers three bedrooms and a full bathroom. The basement includes washer and dryer hookups and additional storage space. Vacant and ready for occupancy. Conveniently located near shopping, dining, parks, and major roadways. Call your favorite realtor for a showing!

Key facts

• Enclosed front porch
• 6,695 sq ft lot
• Garage

Tags

• ENCLOSED FRONT PORCH
• OPEN KITCHEN AND DINING AREA
• WASHER AND DRYER HOOKUPS
• ADDITIONAL STORAGE SPACE

Property features AI

Finance

• Financial info: Annual tax amount listed (2025): $2,280

Exterior

• Parking: Attached garage (1-car); Concrete driveway
• Utilities: Public water; Public sewer
• Home design: 2-story stucco home; Above-grade finished area listed as 1,288
• Construction: Stucco construction; Asphalt shingle roof
• Exterior features: Lot recorded at approximately 0.1537 acres

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 5 rooms (bedrooms counted within total rooms)
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating
• Interior features: ENERGY STAR qualified windows; Unfinished concrete basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $49 ($584/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 $138k (8.2% below list).
• Recommended offer: $138k (8.2% below list) — sets the bar for 1% rule.

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: Seiberling Community Learning Center (math 22% / reading 22%, grade F, #1,242 of 1,584 statewide, top 80%, 477 students, 0% FRL); National Inventors Hall of Fame School Center For Stem (math 45% / reading 56%, grade C, #413 of 654 statewide, top 63%, 406 students, 0% FRL); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 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.
• Zoned-school proficiency averages 51% at this address vs 26% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• 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 46d 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).
• This rent runs 31% of the median local income ($53k/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 $1k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,692 (8.2% below list)

Questions for the listing agent

1. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $126,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1601 Tonawanda Ave	0.13mi	3/2.0	1,235 (-4%)	1mo	$149,900	$121	82
601 Saint Leger Ave	0.18mi	2/1.0 (-1)	1,316 (+2%)	1mo	$125,000	$95	82
561 Melrose St	0.09mi	3/1.0	1,182 (-8%)	1mo	$132,500	$112	82
1550 Osage	0.30mi	3/1.5	1,232 (-4%)	2mo	$205,105	$166	75
677 Eastland Ave	0.39mi	3/1.0	1,216 (-6%)	1mo	$41,000	$34	72
465 Saint Leger Ave	0.31mi	3/1.0	1,412 (+10%)	3mo	$122,500	$87	67
1901 Goodyear Blvd	0.12mi	4/1.0 (+1)	1,105 (-14%)	1mo	$150,000	$136	65
1492 Onondago Ave	0.20mi	3/2.0	1,139 (-12%)	3mo	$185,000	$162	64
2211 Goodyear Blvd	0.53mi	3/1.0	1,372 (+6%)	1mo	$135,000	$98	64
1591 Pilgrim St	0.46mi	3/1.5	1,408 (+9%)	2mo	$122,000	$87	59
810 Mohawk Ave	0.48mi	2/1.5 (-1)	1,152 (-11%)	2mo	$82,500	$72	52
1438 Newton St	0.55mi	4/1.0 (+1)	1,429 (+11%)	2mo	$90,000	$63	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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-19,059
• Equity at exit: $22,365

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-3,526
• Equity at exit: $12,969

Cash invested: $42,000 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$787
• Tax from tax record: −$190 /mo · $2,279/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $49

Break-even live

Break-even rent $1,315

Max offer price $150,000

Occupancy floor 91%

Sensitivity live

Price	-10% $134	-5% $91	+0% $49	+5% $6	+10% $-36
Rent	-10% $-60	-5% $-6	+0% $49	+5% $103	+10% $157
Rate	-1.0pp $124	-0.5pp $87	base $49	+0.5pp $10	+1.0pp $-30

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
589 Eastland Ave Akron, OH	3.0	1.5	1345	$1,300	$0.97	45d	1	0.45mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	45d	1	0.49mi
1598 Pilgrim St Akron, OH	3.0	1.0	1352	$1,550	$1.15	45d	1	0.51mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	25d	1	0.57mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	16d	1	0.59mi
1395 Goodyear Blvd Akron, OH	3.0	1.5	1542	$1,450	$0.94	45d	1	0.76mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	45d	1	0.80mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	46d	1	0.80mi
248 Malacca St Akron, OH	3.0	2.0	1854	$1,350	$0.73	45d	1	0.82mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	45d	1	0.87mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	25d	1	0.90mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	25d	1	0.90mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	16d	1	0.94mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	45d	1	1.00mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	45d	1	1.29mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	25d	1	1.29mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	25d	1	1.42mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	25d	1	1.42mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	16d	1	1.42mi
72 S Thomas Rd Tallmadge, OH	2.0	1.5	1100	$1,295	$1.18	45d	1	1.46mi
72 S Thomas Rd Unit 12 Tallmadge, OH	2.0	1.5	1100	$1,295	$1.18	16d	1	1.46mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	45d	1	1.48mi

Listing history 8 events

1. 2026-06-21
   days on market $150,000 Active 11 DOM
2. 2026-06-18
   days on market $150,000 Active 8 DOM
3. 2026-06-17
   days on market $150,000 Active 7 DOM
4. 2026-06-16
   days on market $150,000 Active 6 DOM
5. 2026-06-15
   days on market $150,000 Active 5 DOM
6. 2026-06-14
   days on market $150,000 Active 3 DOM
7. 2026-06-13
   remarks 424-char remark
8. 2026-06-13
   listed $150,000 Active 2 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: $2,279 · $190/mo
• Projected year-2 tax: $2,310 · $192/mo
• Expected delta: +$30/yr (+$3/mo · 1.3%)

ⓘ 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: $16,523
• − Mortgage interest: −$8,402
• − Property taxes: −$2,279
• − Insurance: −$750
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$4,364
• Taxable loss: −$1,916
• Est. tax savings @ 24.0%: +$460
• After-tax cash flow: $1,044/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

1 event — show timeline

• 2026-06-10 Listed $150,000 MLSNOW

Property tax history

+2.5%/yr

Latest (2025): $2,279 · -1.9% YoY. Source: county tax records.