127 Hollinger Ave · Akron, OH 44302

$95,000

3 bd · 1.0 ba · 1,510 sqft · SingleFamily public records · 314 Days on market

Built 1915 3,833 sqft lot $63/sqft · 41% below area Est $161k · 41% under

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Why this score? — see what drove the B 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +8.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Key facts

• 3,833 sq ft lot
• Built 1915
• Listed 314 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 27 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• This rent runs 36% of the median local income ($42k/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 $657 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.36% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.42%
• DSCR: 1.55
• GRM: 6.1

CMA / ARV

• ARV (median comp): $160,936
• List price: $95,000
• Delta: -40.97%
• 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
968 Stadelman Ave	0.39mi	3/1.5	1,488 (-2%)	2mo	$104,000	$70	76
445 Beechwood Dr	0.48mi	3/1.0	1,498 (-1%)	2mo	$142,850	$95	75
910 Bye St	0.35mi	4/1.0 (+1)	1,457 (-4%)	1mo	$102,000	$70	72
952 Jefferson Ave	0.30mi	3/2.0	1,618 (+7%)	2mo	$195,000	$121	69
1007 Delia Ave	0.40mi	4/1.0 (+1)	1,602 (+6%)	2mo	$117,000	$73	64
557 Wildwood Ave	0.69mi	3/1.0	1,545 (+2%)	2mo	$65,000	$42	62
817 Weber Ave	0.65mi	3/1.5	1,450 (-4%)	1mo	$200,000	$138	60
555 Hoye Ave	0.70mi	4/1.0 (+1)	1,505 (-0%)	2mo	$15,500	$10	60
322 Madison Ave	0.40mi	3/2.0	1,328 (-12%)	1mo	$49,000	$37	57
205 Edgerton Rd	0.57mi	3/1.0	1,672 (+11%)	2mo	$210,000	$126	54
677 Crossings Ln	0.71mi	3/2.5	1,440 (-5%)	1mo	$220,000	$153	52
212 Gale St	0.54mi	4/1.5 (+1)	1,671 (+11%)	2mo	$115,000	$69	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,210
• Equity at exit: $14,165

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $24,793
• Equity at exit: $8,214

Cash invested: $26,600 (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 44302

• Active inventory: 27
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$498
• Tax from tax record: −$205 /mo · $2,462/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $275

Break-even live

Break-even rent $940

Max offer price $95,000

Occupancy floor 74%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	21d	1	0.20mi
724 Crosby St Unit 1 Akron, OH	2.0	1.0	1582	$995	$0.63	44d	1	0.21mi
724 Crosby St Akron, OH	2.0	1.0	1582	$995	$0.63	23d	1	0.21mi
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	23d	6	0.29mi
627 Crosby St Unit B Akron, OH	4.0	1.0	1200	$875	$0.73	44d	1	0.34mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	44d	1	0.37mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	44d	1	0.39mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	44d	1	0.42mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	44d	1	0.43mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	14d	1	0.44mi
25 N Rose Blvd Unit 1496095P Akron, OH	4.0	2.5	1603	$9,078	$5.66	21d	1	0.48mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	44d	1	0.51mi
115 N Portage Path Unit 6 Akron, OH	2.0	1.0	1200	$1,195	$1.00	44d	1	0.52mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	14d	1	0.52mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	44d	1	0.56mi
53 S Balch St Unit 55 Akron, OH	2.0	1.0	1500	$850	$0.57	14d	1	0.59mi
55 S Balch St Unit A Akron, OH	2.0	1.0	1500	$800	$0.53	23d	1	0.60mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	14d	1	0.60mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	44d	1	0.63mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	44d	7	0.73mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	23d	1	0.74mi
218 Twin Oaks Rd Unit 222-16 Akron, OH	3.0	2.0	1400	$1,500	$1.07	44d	1	0.74mi
218 Twin Oaks Rd Unit 222-05 Akron, OH	2.0	1.0	1100	$1,150	$1.05	44d	1	0.74mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	14d	1	0.80mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	44d	1	0.87mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	44d	1	0.88mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	14d	1	0.90mi
686 East Ave Akron, OH	4.0	2.0	2032	$1,700	$0.84	44d	1	0.99mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	1.00mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	14d	1	1.07mi
207 Crosby St Akron, OH	4.0	1.0	1200	$1,395	$1.16	44d	1	1.11mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	23d	1	1.17mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	44d	1	1.48mi

Listing history 37 events

1. 2026-06-18
   days on market $95,000 Active 314 DOM
2. 2026-06-17
   days on market $95,000 Active 313 DOM
3. 2026-06-16
   days on market $95,000 Active 312 DOM
4. 2026-06-15
   days on market $95,000 Active 311 DOM
5. 2026-06-14
   days on market $95,000 Active 309 DOM
6. 2026-06-13
   days on market $95,000 Active 308 DOM
7. 2026-06-10
   days on market $95,000 Active 306 DOM
8. 2026-06-09
   days on market $95,000 Active 305 DOM
9. 2026-06-08
   days on market $95,000 Active 304 DOM
10. 2026-06-07
    days on market $95,000 Active 303 DOM
11. 2026-06-05
    days on market $95,000 Active 300 DOM
12. 2026-06-03
    days on market $95,000 Active 299 DOM
13. 2026-06-02
    days on market $95,000 Active 298 DOM
14. 2026-06-01
    days on market $95,000 Active 297 DOM
15. 2026-05-31
    days on market $95,000 Active 296 DOM
16. 2026-05-31
    days on market $95,000 Active 295 DOM
17. 2025-08-06
    listed $95,000 Active
18. 2023-08-26
    price $56,900
19. 2022-12-16
    soldstatus $95,000
20. 2020-11-04
    price $56,900
21. 2020-11-04
    price $56,900
22. 2020-08-25
    price $56,900
23. 2015-05-16
    price $60,900
24. 2014-02-12
    price $56,900
25. 2003-12-31
    soldstatus $90,000
26. 2003-08-13
    soldstatus $39,500
27. 2003-08-12
    soldstatus $39,500
28. 2003-05-22
    listed $42,500
29. 2003-01-30
    historical
30. 2002-07-01
    listed $64,900
31. 1998-06-30
    price $60,900
32. 1998-06-30
    price $60,900
33. 1998-06-30
    historical
34. 1998-06-30
    price $60,900
35. 1998-06-30
    price $60,900
36. 1998-03-04
    listed $56,900
37. 1984-11-20
    soldstatus $16,500

ⓘ 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: $2,462 · $205/mo
• Projected year-2 tax: $2,462 · $205/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 3/10 Moderate 7 d/yr ≥97°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: $15,466
• − Mortgage interest: −$5,321
• − Property taxes: −$2,462
• − Insurance: −$475
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$2,764
• Taxable income: $1,970
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $2,830/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): 5,474
• Household income: $42,400
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 372.0

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 51% Black 34% Two or more races 8% Asian 4% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Romanian 3% Lithuanian 2%
• Foreign-born: 7% · India, Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 1% Other Indo-European 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: ▼ -127.53%
• Current HPI: 209.7327
• Rent YoY: —
• 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

+475.8% since first listed

21 events — show timeline

• 2025-08-06 Listed $95,000 MLSNOW
• 2023-08-26 Price Changed $56,900 MLSNOW
• 2022-12-16 Sold (Public Records) $95,000 Public Records
• 2020-11-04 Price Changed $56,900 MLSNOW
• 2020-11-04 Price Changed $56,900 MLSNOW
• 2020-08-25 Price Changed $56,900 MLSNOW
• 2015-05-16 Price Changed $60,900 MLSNOW
• 2014-02-12 Price Changed $56,900 MLSNOW
• 2003-12-31 Sold (Public Records) $90,000 Public Records
• 2003-08-13 Sold (Public Records) $39,500 Public Records
• 2003-08-12 Sold (MLS) $39,500 MLSNOW
• 2003-05-22 Listed $42,500 MLSNOW
• 2003-01-30 Listing Removed — MLSNOW
• 2002-07-01 Listed $64,900 MLSNOW
• 1998-06-30 Price Changed $60,900 MLSNOW
• 1998-06-30 Price Changed $60,900 MLSNOW
• 1998-06-30 Listing Removed — MLSNOW
• 1998-06-30 Price Changed $60,900 MLSNOW
• 1998-06-30 Price Changed $60,900 MLSNOW
• 1998-03-04 Listed $56,900 MLSNOW
• 1984-11-20 Sold (Public Records) $16,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,462 · +0.2% YoY. Source: county tax records.