2222 17th St SW · Akron, OH 44314

$127,272

3 bd · 1.0 ba · 1,445 sqft · SingleFamily public records · 18 Days on market

Built 1918 5,401 sqft lot Est $110k · 16% 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 +20.4/30.0
• DSCR +6.5/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Akron colonial in the heart of the Kenmore area featuring 3 bedrooms, 1 bath, and over 1,400 sq ft of living space. This two-story home offers spacious living and dining areas, a full basement, and strong rental or owner-occupant potential. Positioned in Summit County near shopping, dining, schools, highways, and downtown amenities, this property presents an excellent value-add opportunity for investors seeking cash flow, long-term appreciation, or renovation upside. With its functional layout and multi-unit setup, the property is well suited for long-term tenants, Section 8 opportunities, or short-term investment strategies. Whether you're an experienced real estate investor, first-time duplex buyer, or looking to live in one unit while renting the other, this Akron duplex delivers flexibility and opportunity. Conveniently located with access to major commuter routes and local conveniences. Whether expanding an existing portfolio or entering the Akron investment market with scale, this offering provides immediate income, operational convenience, and long-term appreciation potential in one of Northeast Ohio’s steady workforce rental markets. This gorgeous property is part of an 11-door turnkey investment portfolio being sold together under MLS #5189629. For more portfolio property details please visit MLS#: 5189580, 5212368,7,6,5,4,3,2,1. Seller selling as-is no repairs to be made. Full Tenant Occupancy. Walkthrough upon proof of funds or accepted off. Serious inquiries only. Financials available upon request.

Key facts

• Full basement
• Multi-unit setup
• Immediate income

Tags

• FULL BASEMENT
• MULTI-UNIT SETUP
• IMMEDIATE INCOME
• LOCAL CONVENIENCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $125k (1.5% 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.
• Market conditions: Rents rising (+3.9%/yr); 104 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 33% of the median local income ($47k/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 $880 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 18 days — a 2% lower offer ($125k) 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.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,362 (1.5% below list)

Questions for the listing agent

1. Built in 1918 — 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: 1.03% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $109,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
962 Iona Ave	0.34mi	3/1.0	1,443 (-0%)	2mo	$132,000	$91	82
2342 16th St SW	0.23mi	4/1.0 (+1)	1,303 (-10%)	2mo	$77,000	$59	66
1223 Florida Ave	0.50mi	3/2.0	1,391 (-4%)	2mo	$143,000	$103	64
721 Polk Ave	0.52mi	3/1.5	1,500 (+4%)	4mo	$70,000	$47	64
2246 7th St SW	0.54mi	3/1.5	1,487 (+3%)	5mo	$106,000	$71	64
2140 18th St SW	0.17mi	3/2.0	1,242 (-14%)	5mo	$68,000	$55	60
2323 SW 11th St SW	0.40mi	3/1.5	1,272 (-12%)	5mo	$117,000	$92	55
600 Florida Ave	0.69mi	3/1.5	1,368 (-5%)	4mo	$120,000	$88	54
2271 5th St SW	0.67mi	2/2.0 (-1)	1,508 (+4%)	3mo	$95,000	$63	50
2186 5th St SW	0.65mi	3/1.0	1,288 (-11%)	5mo	$82,000	$64	48
2134 7th St SW	0.56mi	3/2.0	1,256 (-13%)	4mo	$95,000	$76	45
2045 9th St SW	0.56mi	3/2.0	1,232 (-15%)	5mo	$160,000	$130	41

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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-8,823
• Equity at exit: $18,977

10-year hold

• IRR: 4.1%
• Equity multiple: 1.31×
• Total profit: $11,047
• Equity at exit: $11,004

Cash invested: $35,636 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$667
• Tax from tax record: −$148 /mo · $1,775/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $166

Break-even live

Break-even rent $1,099

Max offer price $127,272

Occupancy floor 82%

Sensitivity live

Price	-10% $238	-5% $202	+0% $166	+5% $130	+10% $94
Rent	-10% $63	-5% $114	+0% $166	+5% $218	+10% $270
Rate	-1.0pp $230	-0.5pp $198	base $166	+0.5pp $133	+1.0pp $100

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: $31,818
• Closing costs: $3,818
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	15d	1	0.04mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	15d	1	0.16mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	45d	1	0.17mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	45d	1	0.28mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	45d	1	0.28mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	45d	1	0.31mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	15d	1	0.34mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	24d	1	0.42mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	15d	1	0.44mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	15d	1	0.47mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	24d	1	0.53mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	0.54mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	15d	1	0.65mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	22d	1	0.66mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	0.78mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	22d	1	0.79mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	45d	1	0.89mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	22d	1	0.89mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	24d	1	0.98mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	45d	1	1.02mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	45d	1	1.39mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	45d	1	1.50mi

Listing history 13 events

1. 2026-06-21
   days on market $127,272 Active 18 DOM
2. 2026-06-18
   days on market $127,272 Active 15 DOM
3. 2026-06-17
   days on market $127,272 Active 14 DOM
4. 2026-06-16
   days on market $127,272 Active 13 DOM
5. 2026-06-15
   days on market $127,272 Active 12 DOM
6. 2026-06-14
   days on market $127,272 Active 10 DOM
7. 2026-06-13
   days on market $127,272 Active 9 DOM
8. 2026-06-10
   days on market $127,272 Active 7 DOM
9. 2026-06-09
   days on market $127,272 Active 6 DOM
10. 2026-06-08
    days on market $127,272 Active 5 DOM
11. 2026-06-07
    days on market $127,272 Active 4 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $127,272 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: $1,775 · $148/mo
• Projected year-2 tax: $1,880 · $157/mo
• Expected delta: +$105/yr (+$9/mo · 5.9%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,713
• − Mortgage interest: −$7,129
• − Property taxes: −$1,775
• − Insurance: −$636
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$3,702
• Taxable loss: −$44
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $2,004/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): 17,885
• Household income: $47,468
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 975.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 16% Two or more races 12% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · India, Canada, Philippines
• Languages at home: 96% English-only · Chinese 2% Russian/Polish/Slavic 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: ▼ -166.61%
• Current HPI: 151.066
• Rent YoY: ▲ 3.91%
• 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

+1.8% since first listed

3 events — show timeline

• 2026-02-24 Listed $127,272 MLSNOW
• 2025-04-21 Listing Removed — MLSNOW
• 2025-03-07 Listed $125,000 MLSNOW

Property tax history

+0.5%/yr

Latest (2025): $1,775 · +0.2% YoY. Source: county tax records.