1616 Greenlawn Ave · Akron, OH 44301

$134,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 9 Days on market

Built 1930 4,800 sqft lot $124/sqft · 20% below area Est $169k · 20% 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.2/10.0
• 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

Opportunity awaits in this quiet Firestone Park neighborhood! This charming older home has been lovingly cared for over the years and is ready for its next chapter. Featuring 3 bedrooms, 1 bath, beautiful original woodwork, and timeless character throughout, this home offers the warmth and craftsmanship so hard to find today. Enjoy relaxing on the enclosed front porch, plus the convenience of a full basement for storage or workspace. Outside, you'll appreciate the nice 1-car detached garage plus storage area/workshop and yard space to enjoy. While the home does need some TLC and updates, it offers loads of potential for the buyer looking to build equity and restore its charm. Being sold As-

Key facts

• Full basement
• Enclosed front porch
• Yard space

Tags

• ENCLOSED FRONT PORCH
• FULL BASEMENT
• 1 CAR DETACHED GARAGE
• STORAGE AREA WORKSHOP
• YARD SPACE

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Two-story detached property; Above-grade finished living area reported
• Construction: Built per public records; Asphalt/fiberglass roof
• Exterior features: Wood siding; Lot approximately 0.11 acre

Interior

• Kitchen: Kitchen on the first floor; Linoleum flooring in the kitchen
• Bedrooms: Three bedrooms on the second floor; Additional multipurpose room on the first floor
• Flooring: Carpet in living, dining and bedrooms; Linoleum in the kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $55 ($654/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 $124k (7.8% below list).
• Recommended offer: $124k (7.8% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 83 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $135k implies a 285% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,363 (7.8% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.92% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $168,995
• List price: $134,900
• Delta: -20.18%
• 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
1842 Thornapple Ave	0.45mi	3/1.0	1,112 (+2%)	2mo	$165,000	$148	74
1813 Glenmount Ave	0.41mi	3/1.0	1,044 (-4%)	1mo	$177,000	$170	73
1708 Highview Ave	0.31mi	3/1.0	1,008 (-8%)	1mo	$139,000	$138	72
1623 Sunset Ave	0.25mi	3/2.0	1,008 (-8%)	1mo	$125,000	$124	70
1682 Sunset Ave	0.29mi	3/2.0	1,175 (+8%)	1mo	$168,000	$143	69
502 E Woodsdale Ave	0.49mi	3/2.0	1,184 (+8%)	2mo	$168,700	$142	58
1240 Tulip St	0.69mi	2/1.5 (-1)	1,107 (+1%)	1mo	$135,000	$122	57
1281 Neptune Ave	0.61mi	3/2.0	1,172 (+7%)	2mo	$120,000	$102	54
106 E Dresden Ave	0.70mi	3/2.0	1,023 (-6%)	1mo	$112,000	$109	52
485 E Archwood Ave	0.65mi	3/1.0	1,204 (+10%)	1mo	$101,000	$84	52
521 E Archwood Ave	0.66mi	3/1.0	1,216 (+11%)	2mo	$73,500	$60	48
526 Clifford Ave	0.72mi	2/1.0 (-1)	978 (-10%)	2mo	$132,000	$135	42

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-16,310
• Equity at exit: $20,114

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-928
• Equity at exit: $11,664

Cash invested: $37,772 (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 44301

• Home prices YoY: -25.7%
• Rents YoY: 4.6%
• Active inventory: 83
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$707
• Tax from tax record: −$164 /mo · $1,971/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $55

Break-even live

Break-even rent $1,175

Max offer price $134,900

Occupancy floor 91%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	14d	1	0.63mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	14d	1	0.71mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	43d	1	0.78mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	23d	1	0.80mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	23d	1	0.85mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	0.86mi
1442 Virginia Ave Akron, OH	2.0	1.0	840	$795	$0.95	43d	1	0.88mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.89mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	43d	1	0.90mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	43d	1	0.90mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	43d	1	0.91mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	43d	1	0.91mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	43d	1	0.91mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	43d	1	0.91mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$1,174	$1.03	14d	1	0.93mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	43d	1	0.97mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	43d	1	0.99mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	43d	1	1.01mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	43d	1	1.02mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	43d	1	1.02mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	43d	1	1.08mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	43d	1	1.09mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	43d	1	1.10mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	23d	1	1.13mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	43d	1	1.24mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	14d	1	1.26mi
1078 Lindsay Ave Akron, OH	3.0	2.0	1005	$1,350	$1.34	43d	1	1.28mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	43d	1	1.30mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	43d	1	1.32mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	1.34mi
1093 Georgia Ave Akron, OH	2.0	1.0	752	$1,103	$1.47	14d	1	1.34mi
920 Clement St Akron, OH	2.0	1.0	940	$995	$1.06	14d	1	1.35mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	1.36mi
1125 Georgia Ave Akron, OH	3.0	1.0	1060	$1,300	$1.23	14d	1	1.40mi
1005 Pardee Ave Akron, OH	2.0	1.0	862	$1,025	$1.19	43d	1	1.46mi

Listing history 4 events

1. 2026-05-02
   status Pending 728-char remark
2. 2026-04-23
   price $134,900 728-char remark
3. 2026-04-23
   listed $1,349,090 Active 728-char remark
4. 1989-04-19
   soldstatus $35,000

ⓘ 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: $1,971 · $164/mo
• Projected year-2 tax: $2,038 · $170/mo
• Expected delta: +$66/yr (+$6/mo · 3.4%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,924
• − Mortgage interest: −$7,556
• − Property taxes: −$1,971
• − Insurance: −$674
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$3,924
• Taxable loss: −$1,591
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $1,036/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): 13,668
• Household income: $51,321
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 446.0

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 0.63)
• Race & ethnicity: White 52% Black 30% Two or more races 11% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -74.09%
• Current HPI: 213.697
• Rent YoY: ▲ 4.62%
• 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

+285.4% since first listed

4 events — show timeline

• 2026-05-02 Pending — MLSNOW
• 2026-04-23 Price Changed $134,900 MLSNOW
• 2026-04-23 Listed $1,349,090 MLSNOW
• 1989-04-19 Sold (Public Records) $35,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,971 · +2.1% YoY. Source: county tax records.