1664 Woods Rd · Akron, OH 44306

$150,000

1 bd · 1.0 ba · 628 sqft · SingleFamily public records · 65 Days on market

Built 1923 0.85 ac lot $239/sqft · 46% above area Est $206k · 27% under

---

Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Cash flow +2.2/30.0
• Schools +2.1/10.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

""TWO FOR ONE" OPPORTUNITY! This property offers two homes on a wooded (almost) acre lot! The location is very central close to highway access and many amenities. 1660 includes two bedrooms & one full bath. 1664 includes one bedroom and one bath. Great investment or compound opportunity. Each home needs cleaned out and rehabed but could easily been done! Buyer is to complete their own due diligence! Call/text for your private showing today! * * All contents on property and in property are the owners responsibility. *

Key facts

• Wooded lot
• Compound opportunity
• Central location

Tags

• WOODED LOT
• CENTRAL LOCATION
• HIGHWAY ACCESS
• MANY AMENITIES
• INVESTMENT OPPORTUNITY
• COMPOUND OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-541 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (47.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (46.2% below list).
• Recommended offer: $79k (47.4% below list) — sets the bar for cash-flow.
• Cap rate 2.0% vs local median 6.6% in Akron — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Hatton Community Learning Center (math 42% / reading 42%, grade F, #1,030 of 1,584 statewide, top 66%, 460 students, 0% FRL); Hyre Community Learning Center (math 23% / reading 33%, grade F, #583 of 654 statewide, top 89%, 713 students, 0% FRL); Ellet Community Learning Center (math 30% / reading 42%, grade F, #579 of 781 statewide, top 74%, 968 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 (+7.6%/yr); 71 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

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

• It's been on market 65 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $80k; list at $150k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,937 (47.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.54% ✗
• Cap rate: 1.97%
• Cash-on-cash: -15.45%
• DSCR: 0.31
• GRM: 15.5

CMA / ARV

• ARV (median comp): $205,515
• List price: $150,000
• Delta: -27.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.63% rent growth · sell at horizon

5-year hold

• IRR: -40.2%
• Equity multiple: -0.30×
• Total profit: $-54,705
• Equity at exit: $22,365

10-year hold

• IRR: -33.7%
• Equity multiple: -0.76×
• Total profit: $-73,803
• 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 44306

• Rents YoY: 7.6%
• Active inventory: 71
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $807 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$329 /mo · $3,947/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $-541

Break-even live

Break-even rent $1,491

Max offer price $78,937

Occupancy floor —

Sensitivity live

Price	-10% $-456	-5% $-498	+0% $-541	+5% $-583	+10% $-626
Rent	-10% $-604	-5% $-572	+0% $-541	+5% $-509	+10% $-477
Rate	-1.0pp $-465	-0.5pp $-502	base $-541	+0.5pp $-579	+1.0pp $-619

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1809 S Arlington St Akron, OH	1.0	1.0	608	$775	$1.27	45d	1	1.21mi
1757 S Arlington St Akron, OH	1.0	1.5	600	$795	$1.32	45d	1	1.24mi
1757 S Arlington St Unit 2 Akron, OH	1.0	1.0	600	$795	$1.32	25d	1	1.24mi

Listing history 20 events

1. 2026-06-21
   days on market $150,000 Active 65 DOM
2. 2026-06-18
   days on market $150,000 Active 62 DOM
3. 2026-06-17
   days on market $150,000 Active 61 DOM
4. 2026-06-16
   days on market $150,000 Active 60 DOM
5. 2026-06-15
   days on market $150,000 Active 59 DOM
6. 2026-06-14
   days on market $150,000 Active 57 DOM
7. 2026-06-13
   days on market $150,000 Active 56 DOM
8. 2026-06-10
   days on market $150,000 Active 54 DOM
9. 2026-06-09
   days on market $150,000 Active 53 DOM
10. 2026-06-08
    days on market $150,000 Active 52 DOM
11. 2026-06-07
    days on market $150,000 Active 51 DOM
12. 2026-06-05
    days on market $150,000 Active 48 DOM
13. 2026-06-03
    days on market $150,000 Active 47 DOM
14. 2026-06-02
    days on market $150,000 Active 46 DOM
15. 2026-06-01
    days on market $150,000 Active 45 DOM
16. 2026-05-31
    days on market $150,000 Active 44 DOM
17. 2026-05-31
    days on market $150,000 Active 43 DOM
18. 2026-04-16
    listed $150,000 Active 545-char remark

    Show marketing remark (545 chars)

    ""TWO FOR ONE" OPPORTUNITY! This property offers two homes on a wooded (almost) acre lot! The location is very central close to highway access and many amenities. 1660 includes two bedrooms & one full bath. 1664 includes one bedroom and one bath. Great investment or compound opportunity. Each home needs cleaned out and rehabed but could easily been done! Buyer is to complete their own due diligence! Call/text for your private showing today! * * All contents on property and in property are the owners responsibility. *

19. 2026-04-10
    listed $150,000 Active 551-char remark

    Show marketing remark (551 chars)

    ""TWO FOR ONE" OPPORTUNITY! This property offers two homes on a wooded (almost) acre lot! The location is very central close to highway access and many amendities. 1660 includes two bedrooms & one full bath. 1664 includes one bedroom and one bath. Great investment or compound opportunity. Each home needs cleaned out and rehabed but could easily been done! Buyer is to complete their own due dilgence! Call/text for your private showing today! * * All contents on property and in property are the owners responsibility. * *

20. 2006-08-31
    soldstatus $80,000

ⓘ 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: $3,947 · $329/mo
• Projected year-2 tax: $3,947 · $329/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 2/10 Low 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: $9,682
• − Mortgage interest: −$8,402
• − Property taxes: −$3,947
• − Insurance: −$750
• − Repairs & maintenance: −$775
• − Management: −$775
• − Depreciation: −$4,364
• Taxable loss: −$9,330
• Est. tax savings @ 24.0%: +$2,239
• After-tax cash flow: $-4,248/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

+87.5% since first listed

3 events — show timeline

• 2026-04-16 Listed $150,000 MLSNOW
• 2026-04-10 Listed $150,000 MLSNOW
• 2006-08-31 Sold (Public Records) $80,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,947 · +0.1% YoY. Source: county tax records.