1223 W Wilbeth Rd · Akron, OH 44314

$119,900

4 bd · 2.0 ba · 1,613 sqft · SingleFamily public records · 13 Days on market

Built 1904 5,675 sqft lot Est $134k · 10% under

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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 +24.9/30.0
• ARV discount +12.2/15.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

enclosed front porch with newer furnace and nice Kenmore house with a little work needed

Key facts

• 5,675 sq ft lot
• 2 garage spots
• Built 1904

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Detached garage with 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: 2 stories; Above-grade finished area reported as 1,613
• Construction: Aluminum siding; Asphalt/fiberglass roof
• Exterior features: Lot dimensions approximately 43 x 132

Interior

• Bedrooms: Total rooms: 7
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.9% 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 (+3.9%/yr); 104 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 $829 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago 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 $32k; list at $120k implies a 269% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1904 — 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. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $133,879
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1495 Kenmore Blvd	0.22mi	4/2.0	1,584 (-2%)	10mo	$85,000	$54	78
1160 Carey Ave	0.18mi	5/2.0 (+1)	1,682 (+4%)	9mo	$139,900	$83	72
1350 Kentucky Ave	0.25mi	3/1.0 (-1)	1,596 (-1%)	12mo	$105,000	$66	68
1115 Harpster Ave	0.39mi	5/2.0 (+1)	1,565 (-3%)	7mo	$42,000	$27	66
1223 Florida Ave	0.20mi	3/2.0 (-1)	1,391 (-14%)	2mo	$143,000	$103	61
2253 East Ave	0.23mi	3/1.0 (-1)	1,464 (-9%)	8mo	$73,000	$50	58
1037 Harpster Ave	0.49mi	3/2.5 (-1)	1,739 (+8%)	1mo	$175,000	$101	57
1248 Florida Ave	0.19mi	3/1.0 (-1)	1,450 (-10%)	13mo	$80,000	$55	55
2273 14th St SW	0.70mi	4/1.5	1,656 (+3%)	8mo	$125,000	$75	55
2190 21st St SW	0.42mi	4/1.0	1,403 (-13%)	7mo	$123,000	$88	49
1160 Mcintosh Ave	0.39mi	3/2.0 (-1)	1,388 (-14%)	12mo	$125,500	$90	44
962 Iona Ave	0.75mi	3/1.0 (-1)	1,443 (-10%)	2mo	$132,000	$91	36

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,774
• Equity at exit: $17,877

10-year hold

• IRR: 9.3%
• Equity multiple: 1.74×
• Total profit: $24,891
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$629
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $257

Break-even live

Break-even rent $1,042

Max offer price $119,900

Occupancy floor 76%

Sensitivity live

Price	-10% $325	-5% $291	+0% $257	+5% $223	+10% $189
Rent	-10% $149	-5% $203	+0% $257	+5% $311	+10% $365
Rate	-1.0pp $317	-0.5pp $288	base $257	+0.5pp $226	+1.0pp $194

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	22d	1	0.15mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	15d	1	0.47mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	15d	1	0.51mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	44d	1	0.78mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	44d	1	0.80mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	15d	1	0.82mi
786 Florida Ave Akron, OH	5.0	1.0	1773	$1,195	$0.67	44d	1	0.82mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	44d	1	0.83mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	15d	1	0.87mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	24d	1	0.93mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	15d	1	0.95mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	1.05mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	24d	1	1.41mi
1641 13th St SW Akron, OH	5.0	2.5	1700	$1,750	$1.03	44d	1	1.50mi

Listing history 11 events

1. 2026-06-18
   days on market $119,900 Active 13 DOM
2. 2026-06-17
   days on market $119,900 Active 12 DOM
3. 2026-06-16
   days on market $119,900 Active 11 DOM
4. 2026-06-15
   days on market $119,900 Active 10 DOM
5. 2026-06-14
   days on market $119,900 Active 8 DOM
6. 2026-06-13
   days on market $119,900 Active 7 DOM
7. 2026-06-10
   days on market $119,900 Active 5 DOM
8. 2026-06-09
   days on market $119,900 Active 4 DOM
9. 2026-06-08
   days on market $119,900 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $119,900 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: $1,730 · $144/mo
• Projected year-2 tax: $1,800 · $150/mo
• Expected delta: +$70/yr (+$6/mo · 4.1%)

ⓘ 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: $16,405
• − Mortgage interest: −$6,716
• − Property taxes: −$1,730
• − Insurance: −$600
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$3,488
• Taxable income: $1,246
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $2,786/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

+200.5% since first listed

5 events — show timeline

• 2026-06-05 Listed $119,900 MLSNOW
• 2020-11-19 Sold (MLS) $32,500 MLSNOW
• 2020-10-26 Pending — MLSNOW
• 2020-09-29 Contingent — MLSNOW
• 2020-09-23 Listed $39,900 MLSNOW

Property tax history

+7.9%/yr

Latest (2025): $1,730 · -2.2% YoY. Source: county tax records.