1224 Pondview Ave · Akron, OH 44305

$199,000

6 bd · 4.0 ba · 2,256 sqft · MultiFamily public records · 2 Days on market

Built 1918 7,196 sqft lot $88/sqft · 65% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

INVESTORS. .. .. .LOOK NO FURTHER!!!! Welcome to 1224 Pondview Ave. This completely remodeled 4 unit is located in Akron and is waiting to start adding that desired passive income to it's new owner. All four units are completely vacant which gives you the chance to set your own market. All units are one bed and one bath combinations which come fully applianced. Units have all new laminate flooring, paint, new vanities, newer HWT, furnaces as well as fresh landscaping. Each unit has separate utilities with a shared basement. All the hard work and heavy lifting has been done. Will truly make a great addition to an already established portfolio or would be ideal for someone starting out. Schedule your private showing now!!!

Key facts

• Furnaces replaced
• 7,196 sq ft lot
• Built 1918

Tags

• GOODYEAR HEIGHTS NEIGHBORHOOD
• WELL-MAINTAINED PROPERTY
• MOVE-IN READY CONDITION
• MAJOR CAPITAL IMPROVEMENTS
• FURNACES REPLACED
• LOW-MAINTENANCE VINYL SIDING

Property features AI

Finance

• Financial info: Owner pays water; tenant pays electricity and gas

Exterior

• Parking: Paved parking lot; no garage
• Utilities: Public water; Public sewer
• Home design: 2-story vinyl sided building; Above-grade finished area 2,256 (assessor)
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Paved parking lot (no garage)

Interior

• Bathrooms: 4 full bathrooms
• Heating & cooling: Forced-air heating (gas)
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath multifamily listed at $199k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $199k).
• Cap rate 16.0% 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 fast (+4.5%/yr); 101 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $3,725/mo this rent would consume 85% of the median local household income ($53k/yr) (locally 1021% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 4.5% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 36y 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: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,000

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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.87% ✓
• Cap rate: 16.04%
• Cash-on-cash: 34.83%
• DSCR: 2.55
• GRM: 4.5

CMA / ARV

• ARV (median comp): $120,926
• List price: $199,000
• Delta: 64.56%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 Ruckel Rd	0.53mi	6/3.0	2,352 (+4%)	8mo	$230,000	$98	57

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: 32.0%
• Equity multiple: 2.37×
• Total profit: $76,524
• Equity at exit: $29,672

10-year hold

• IRR: 39.9%
• Equity multiple: 5.01×
• Total profit: $223,680
• Equity at exit: $17,206

Cash invested: $55,720 (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: 17.8×

Monthly cashflow live

• Estimated rent: $3,725 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$199 /mo · $2,389/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$782
• Net cashflow: $1,617

Break-even live

Break-even rent $1,678

Max offer price $199,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,730	-5% $1,674	+0% $1,617	+5% $1,561	+10% $1,505
Rent	-10% $1,323	-5% $1,470	+0% $1,617	+5% $1,764	+10% $1,911
Rate	-1.0pp $1,717	-0.5pp $1,668	base $1,617	+0.5pp $1,566	+1.0pp $1,513

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,724
Total (4 units)			$3,725

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82 Detroit St Akron, OH	6.0	2.0	1624	$1,500	$0.92	24d	1	0.69mi

Listing history 32 events

1. 2026-05-08
   status Pending 1162-char remark
2. 2026-05-06
   listed $199,000 Active 1162-char remark
3. 2023-09-01
   soldstatus $183,500
4. 2023-08-31
   soldstatus $183,500 Closed 730-char remark

   Show marketing remark (730 chars)

   INVESTORS. .. .. .LOOK NO FURTHER!!!! Welcome to 1224 Pondview Ave. This completely remodeled 4 unit is located in Akron and is waiting to start adding that desired passive income to it's new owner. All four units are completely vacant which gives you the chance to set your own market. All units are one bed and one bath combinations which come fully applianced. Units have all new laminate flooring, paint, new vanities, newer HWT, furnaces as well as fresh landscaping. Each unit has separate utilities with a shared basement. All the hard work and heavy lifting has been done. Will truly make a great addition to an already established portfolio or would be ideal for someone starting out. Schedule your private showing now!!!

5. 2023-08-15
   listed $225,000 Active 730-char remark

   Show marketing remark (730 chars)

   INVESTORS. .. .. .LOOK NO FURTHER!!!! Welcome to 1224 Pondview Ave. This completely remodeled 4 unit is located in Akron and is waiting to start adding that desired passive income to it's new owner. All four units are completely vacant which gives you the chance to set your own market. All units are one bed and one bath combinations which come fully applianced. Units have all new laminate flooring, paint, new vanities, newer HWT, furnaces as well as fresh landscaping. Each unit has separate utilities with a shared basement. All the hard work and heavy lifting has been done. Will truly make a great addition to an already established portfolio or would be ideal for someone starting out. Schedule your private showing now!!!

6. 2023-05-18
   soldstatus $75,000 Closed

   Show marketing remark (742 chars)

   Attention all investors!!! Looking to build or add on to that rental portfolio? Hoping for a great deal in this market? Well look no further than 1224 Pondview Ave. This incredible opportunity offers tremendous upside in this 4-unit apartment building. All identical units featuring a one bed one bath layout. Renovations have already started with the seller freshening up the units with all new neutral paint and adding in two newer furnaces. Can be sold together with the property next door which is a five unit. Great parking and just minutes away from University of Akron campus which would make this ideal for student rental. Come take this project on and reap the benefits of sitting back and collecting from this once amazing cash cow.

7. 2023-05-18
   soldstatus $75,000

   Show marketing remark (742 chars)

   Attention all investors!!! Looking to build or add on to that rental portfolio? Hoping for a great deal in this market? Well look no further than 1224 Pondview Ave. This incredible opportunity offers tremendous upside in this 4-unit apartment building. All identical units featuring a one bed one bath layout. Renovations have already started with the seller freshening up the units with all new neutral paint and adding in two newer furnaces. Can be sold together with the property next door which is a five unit. Great parking and just minutes away from University of Akron campus which would make this ideal for student rental. Come take this project on and reap the benefits of sitting back and collecting from this once amazing cash cow.

8. 2023-05-08
   status Pending

   Show marketing remark (742 chars)

   Attention all investors!!! Looking to build or add on to that rental portfolio? Hoping for a great deal in this market? Well look no further than 1224 Pondview Ave. This incredible opportunity offers tremendous upside in this 4-unit apartment building. All identical units featuring a one bed one bath layout. Renovations have already started with the seller freshening up the units with all new neutral paint and adding in two newer furnaces. Can be sold together with the property next door which is a five unit. Great parking and just minutes away from University of Akron campus which would make this ideal for student rental. Come take this project on and reap the benefits of sitting back and collecting from this once amazing cash cow.

9. 2023-04-26
   status Active

   Show marketing remark (742 chars)

   Attention all investors!!! Looking to build or add on to that rental portfolio? Hoping for a great deal in this market? Well look no further than 1224 Pondview Ave. This incredible opportunity offers tremendous upside in this 4-unit apartment building. All identical units featuring a one bed one bath layout. Renovations have already started with the seller freshening up the units with all new neutral paint and adding in two newer furnaces. Can be sold together with the property next door which is a five unit. Great parking and just minutes away from University of Akron campus which would make this ideal for student rental. Come take this project on and reap the benefits of sitting back and collecting from this once amazing cash cow.

10. 2023-03-21
    historical Contingent

    Show marketing remark (742 chars)

    Attention all investors!!! Looking to build or add on to that rental portfolio? Hoping for a great deal in this market? Well look no further than 1224 Pondview Ave. This incredible opportunity offers tremendous upside in this 4-unit apartment building. All identical units featuring a one bed one bath layout. Renovations have already started with the seller freshening up the units with all new neutral paint and adding in two newer furnaces. Can be sold together with the property next door which is a five unit. Great parking and just minutes away from University of Akron campus which would make this ideal for student rental. Come take this project on and reap the benefits of sitting back and collecting from this once amazing cash cow.

11. 2023-03-15
    listed $124,999 Active

    Show marketing remark (742 chars)

    Attention all investors!!! Looking to build or add on to that rental portfolio? Hoping for a great deal in this market? Well look no further than 1224 Pondview Ave. This incredible opportunity offers tremendous upside in this 4-unit apartment building. All identical units featuring a one bed one bath layout. Renovations have already started with the seller freshening up the units with all new neutral paint and adding in two newer furnaces. Can be sold together with the property next door which is a five unit. Great parking and just minutes away from University of Akron campus which would make this ideal for student rental. Come take this project on and reap the benefits of sitting back and collecting from this once amazing cash cow.

12. 2022-02-22
    soldstatus $64,000
13. 2018-10-20
    historical
14. 2018-10-15
    listed $84,000 Active
15. 2003-12-12
    soldstatus $77,100
16. 2003-12-11
    soldstatus $77,100
17. 2003-09-17
    listed $77,500
18. 2003-08-20
    historical
19. 2003-04-22
    listed $86,500
20. 2003-03-25
    soldstatus $60,000
21. 1999-06-25
    soldstatus $112,000
22. 1999-06-09
    historical
23. 1999-05-09
    listed $112,000
24. 1997-02-28
    soldstatus $75,000
25. 1996-06-13
    listed $77,900
26. 1994-04-11
    soldstatus $57,000
27. 1994-02-17
    historical
28. 1993-11-01
    historical
29. 1993-08-17
    listed $61,500
30. 1992-08-19
    listed $60,000
31. 1991-06-28
    soldstatus $33,000
32. 1990-03-22
    listed $43,900

ⓘ 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: $2,389 · $199/mo
• Projected year-2 tax: $2,746 · $229/mo
• Expected delta: +$358/yr (+$30/mo · 15.0%)

ⓘ 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 · 17 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: $44,700
• − Mortgage interest: −$11,147
• − Property taxes: −$2,389
• − Insurance: −$995
• − Repairs & maintenance: −$3,576
• − Management: −$3,576
• − Depreciation: −$5,789
• Taxable income: $17,228
• Est. tax owed @ 24.0%: −$4,135
• After-tax cash flow: $15,272/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

+332.8% since first listed

33 events — show timeline

• 2026-06-05 Sold (MLS) $190,000 MLSNOW
• 2026-05-08 Pending — MLSNOW
• 2026-05-06 Listed $199,000 MLSNOW
• 2023-09-01 Sold (Public Records) $183,500 Public Records
• 2023-08-31 Sold (MLS) $183,500 MLSNOW
• 2023-08-15 Listed $225,000 MLSNOW
• 2023-05-18 Sold (Public Records) $75,000 Public Records
• 2023-05-18 Sold (MLS) $75,000 MLSNOW
• 2023-05-08 Pending — MLSNOW
• 2023-04-26 Relisted — MLSNOW
• 2023-03-21 Contingent — MLSNOW
• 2023-03-15 Listed $124,999 MLSNOW
• 2022-02-22 Sold (Public Records) $64,000 Public Records
• 2018-10-20 Listing Removed — MLSNOW
• 2018-10-15 Listed $84,000 MLSNOW
• 2003-12-12 Sold (MLS) $77,100 MLSNOW
• 2003-12-11 Sold (Public Records) $77,100 Public Records
• 2003-09-17 Listed $77,500 MLSNOW
• 2003-08-20 Listing Removed — MLSNOW
• 2003-04-22 Listed $86,500 MLSNOW
• 2003-03-25 Sold (Public Records) $60,000 Public Records
• 1999-06-25 Sold (Public Records) $112,000 Public Records
• 1999-06-09 Listing Removed — MLSNOW
• 1999-05-09 Listed $112,000 MLSNOW
• 1997-02-28 Sold (Public Records) $75,000 Public Records
• 1996-06-13 Listed $77,900 MLSNOW
• 1994-04-11 Sold (Public Records) $57,000 Public Records
• 1994-02-17 Listing Removed — MLSNOW
• 1993-11-01 Listing Removed — MLSNOW
• 1993-08-17 Listed $61,500 MLSNOW
• 1992-08-19 Listed $60,000 MLSNOW
• 1991-06-28 Sold (Public Records) $33,000 Public Records
• 1990-03-22 Listed $43,900 MLSNOW

Property tax history

-1.8%/yr

Latest (2025): $2,389 · +0.7% YoY. Source: county tax records.