625 Wyandot Ave · Akron, OH 44305

$149,900

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 17 Days on market

Built 1926 0.26 ac lot Est $122k · 23% 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
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• 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 MLS

Attention Investors!! Fixer Upper with Great Potential! Spacious Colonial Home with 3 Bedrooms and 2 full Baths. Siding & Roof apear to be in good Shape! Majority of the work is Plumbing, Cosmetics and HVAC. Being SOLD AS-IS, No Utilities are on. Renovation Loans & Seller Financing will be Considered! Contact Your Agent Today!

Key facts

• Fresh paint
• Updated kitchen
• Ample cabinet space

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• AMPLE CABINET SPACE
• UPDATED FLOORING
• FRESH PAINT
• MODERN FIXTURES

Property features AI

Exterior

• Parking: Detached garage with paved driveway (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Enclosed patio/porch; Patio; Porch

Interior

• Kitchen: Granite counters
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heating (gas)
• Interior features: Granite counters; Full unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $50 ($601/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 $129k (13.8% below list).
• Recommended offer: $129k (13.8% 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.
• Zoned schools: Barber Community Learning Center (math 22% / reading 27%, grade F, #1,217 of 1,584 statewide, top 78%, 312 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 52% at this address vs 26% district-wide (+26 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; 36 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $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 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,205 (13.8% below list)

Questions for the listing agent

1. Built in 1926 — 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: 0.86% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $122,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 Goodyear Blvd	0.42mi	4/1.0 (+1)	1,105 (+1%)	1mo	$150,000	$136	69
561 Melrose St	0.29mi	3/1.0	1,182 (+8%)	1mo	$132,500	$112	68
852 Manitou Ave	0.64mi	3/1.5	1,092 (0%)	1mo	$131,000	$120	68
677 Eastland Ave	0.19mi	3/1.0	1,216 (+11%)	1mo	$41,000	$34	67
810 Mohawk Ave	0.32mi	2/1.5 (-1)	1,152 (+6%)	2mo	$82,500	$72	67
1364 Eastwood Ave	0.34mi	2/1.0 (-1)	1,027 (-6%)	3mo	$83,000	$81	63
1082 Hazel St	0.61mi	3/1.0	1,056 (-3%)	2mo	$112,100	$106	60
1601 Tonawanda Ave	0.44mi	3/2.0	1,235 (+13%)	1mo	$149,900	$121	56
1550 Osage	0.45mi	3/1.5	1,232 (+13%)	2mo	$205,105	$166	54
1181 Pondview Ave	0.62mi	4/1.0 (+1)	1,144 (+5%)	1mo	$90,000	$79	53
1177 Smithfarm Ave	0.47mi	2/1.0 (-1)	992 (-9%)	2mo	$113,000	$114	52
1102 Tonawanda Ave	0.52mi	3/1.0	960 (-12%)	1mo	$97,000	$101	51

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: -12.5%
• Equity multiple: 0.54×
• Total profit: $-19,129
• Equity at exit: $22,351

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,202
• Equity at exit: $12,961

Cash invested: $41,972 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$786
• Tax from tax record: −$122 /mo · $1,465/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $50

Break-even live

Break-even rent $1,229

Max offer price $149,900

Occupancy floor 91%

Sensitivity live

Price	-10% $135	-5% $93	+0% $50	+5% $8	+10% $-35
Rent	-10% $-52	-5% $-1	+0% $50	+5% $101	+10% $152
Rate	-1.0pp $126	-0.5pp $88	base $50	+0.5pp $11	+1.0pp $-28

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 36 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	0.13mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	45d	1	0.19mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	45d	1	0.47mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	25d	1	0.47mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	25d	1	0.50mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	45d	1	0.55mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	46d	1	0.59mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	25d	1	0.59mi
1598 Pilgrim St Akron, OH	3.0	1.0	1352	$1,550	$1.15	45d	1	0.61mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	45d	1	0.65mi
237 Kryder Ave Unit 237 Akron, OH	2.0	1.0	860	$850	$0.99	46d	1	0.72mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	16d	1	0.75mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	25d	1	0.80mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	45d	1	0.84mi
243 Watson St Akron, OH	2.0	1.0	750	$950	$1.27	45d	1	0.87mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	16d	1	0.92mi
1820 Malasia Rd Akron, OH	2.0	1.0	741	$895	$1.21	23d	1	1.02mi
1820 Malasia Rd Unit 2 Akron, OH	2.0	1.0	741	$925	$1.25	45d	1	1.02mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	25d	1	1.03mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	45d	1	1.03mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	25d	1	1.12mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	16d	1	1.13mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	25d	1	1.13mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	45d	1	1.16mi
1628 E Market St Akron, OH	2.0	1.0	800	$850	$1.06	45d	1	1.22mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	25d	1	1.24mi
481 Tompkins Ave Akron, OH	2.0	1.0	800	$749	$0.94	16d	1	1.34mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	45d	1	1.36mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	45d	1	1.36mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	45d	1	1.38mi
801 E Exchange St Akron, OH	2.0	1.0	850	$925	$1.09	25d	1	1.42mi
72 S Thomas Rd Tallmadge, OH	2.0	1.5	1100	$1,295	$1.18	45d	1	1.44mi
72 S Thomas Rd Unit 12 Tallmadge, OH	2.0	1.5	1100	$1,295	$1.18	16d	1	1.44mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	45d	1	1.44mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	25d	1	1.45mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	25d	1	1.50mi

Listing history 13 events

1. 2026-06-21
   pricedays on market $149,900 Active 17 DOM
2. 2026-06-18
   days on market $160,000 Active 14 DOM
3. 2026-06-17
   days on market $160,000 Active 13 DOM
4. 2026-06-16
   days on market $160,000 Active 12 DOM
5. 2026-06-15
   days on market $160,000 Active 11 DOM
6. 2026-06-14
   days on market $160,000 Active 9 DOM
7. 2026-06-13
   days on market $160,000 Active 8 DOM
8. 2026-06-10
   days on market $160,000 Active 6 DOM
9. 2026-06-09
   days on market $160,000 Active 5 DOM
10. 2026-06-08
    days on market $160,000 Active 4 DOM
11. 2026-06-07
    days on market $160,000 Active 3 DOM
12. 2026-06-05
    remarks 693-char remark
13. 2026-06-05
    listed $160,000 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: $1,465 · $122/mo
• Projected year-2 tax: $1,902 · $158/mo
• Expected delta: +$437/yr (+$36/mo · 29.8%)

ⓘ 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 · 16 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: $15,505
• − Mortgage interest: −$8,397
• − Property taxes: −$1,465
• − Insurance: −$750
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$4,361
• Taxable loss: −$1,948
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $1,069/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

+144.3% since first listed

10 events — show timeline

• 2026-06-03 Listed $160,000 MLSNOW
• 2026-04-30 Listing Removed — MLSNOW
• 2026-03-14 Price Changed $152,500 MLSNOW
• 2026-02-21 Price Changed $160,000 MLSNOW
• 2026-01-27 Listed $169,900 MLSNOW
• 2023-12-27 Sold (Public Records) $50,000 Public Records
• 2023-12-22 Sold (MLS) $50,000 MLSNOW
• 2023-12-06 Pending — MLSNOW
• 2023-11-15 Listed $65,000 MLSNOW
• 1998-12-15 Sold (Public Records) $65,500 Public Records

Property tax history

-1.3%/yr

Latest (2025): $1,465 · -20.8% YoY. Source: county tax records.