153 Cutler · Akron, OH 44305

$116,400

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 180 Days on market

Built 1918 4,477 sqft lot $87/sqft · 6% below area Est $124k · 6% 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 +25.0/30.0
• ARV discount +10.2/15.0
• DSCR +8.1/10.0
• 1% rule +6.3/10.0
• 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

Listing remarks MLS

Welcome to this spacious five-bedroom, two full bathroom home in the heart of Akron! Perfectly positioned with easy highway access, this property offers convenience for commuters while still providing the comfort of a well-sized residential setting. Inside, you’ll find generous living space with room to grow, host, or invest. The flexible floor plan features five bedrooms ideal for large households, home offices, or rental potential. Two full bathrooms add functionality, while the single-car garage provides extra storage and everyday convenience. Whether you’re searching for a primary residence or an addition to your investment portfolio, this home delivers space, accessibility, and opportunity in a central Akron location with close proximity to shopping, dining, and major routes.

Key facts

• 4,477 sq ft lot
• Garage
• Built 1918

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
• 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 fast (+4.5%/yr); 101 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $805 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 + 4.5% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 32y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $116k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (median comp): $123,851
• List price: $116,400
• Delta: -6.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1604 Hampton Rd	0.27mi	3/1.0	1,348 (+0%)	4mo	$132,500	$98	84
1598 Pilgrim St	0.43mi	3/1.0	1,352 (+1%)	5mo	$117,500	$87	75
1837 Marks Ave	0.46mi	3/2.0	1,330 (-1%)	3mo	$156,000	$117	70
1726 Shaw Ave	0.24mi	4/1.0 (+1)	1,248 (-7%)	4mo	$120,000	$96	68
1591 Pilgrim St	0.45mi	3/1.5	1,408 (+5%)	2mo	$122,000	$87	67
1438 Newton St	0.41mi	4/1.0 (+1)	1,429 (+6%)	2mo	$90,000	$63	64
1773 Marks Ave	0.34mi	3/2.0	1,472 (+10%)	4mo	$136,700	$93	61
1214 Laird St	0.55mi	4/1.0 (+1)	1,284 (-4%)	6mo	$85,000	$66	57
1231 Honodle Ave	0.68mi	3/2.0	1,270 (-6%)	1mo	$210,000	$165	55
1603 Hampton Rd	0.28mi	2/1.5 (-1)	1,152 (-14%)	2mo	$125,000	$109	54
1442 Hillside Ter	0.40mi	3/1.5	1,533 (+14%)	3mo	$70,000	$46	53
1181 Pondview Ave	0.45mi	4/1.0 (+1)	1,144 (-15%)	1mo	$90,000	$79	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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-759
• Equity at exit: $17,356

10-year hold

• IRR: 10.6%
• Equity multiple: 1.88×
• Total profit: $28,660
• Equity at exit: $10,064

Cash invested: $32,592 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$610
• Tax from tax record: −$130 /mo · $1,558/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $252

Break-even live

Break-even rent $998

Max offer price $116,400

Occupancy floor 76%

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: $29,100
• Closing costs: $3,492
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	14d	1	0.06mi
1395 Goodyear Blvd Akron, OH	3.0	1.5	1542	$1,450	$0.94	44d	1	0.25mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	23d	1	0.29mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	23d	1	0.40mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	44d	1	0.42mi
1598 Pilgrim St Akron, OH	3.0	1.0	1352	$1,550	$1.15	44d	1	0.43mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	44d	1	0.44mi
248 Malacca St Akron, OH	3.0	2.0	1854	$1,350	$0.73	44d	1	0.81mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	44d	1	0.84mi
1280 7th Ave Akron, OH	2.0	1.0	1152	$1,200	$1.04	14d	1	0.90mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	44d	1	0.90mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	44d	1	0.91mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	23d	1	0.93mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	44d	1	0.93mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	44d	1	0.95mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.95mi
589 Eastland Ave Akron, OH	3.0	1.5	1345	$1,300	$0.97	44d	1	0.95mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	23d	1	0.98mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	23d	1	0.98mi
497 Lucy St Akron, OH	4.0	1.0	1600	$1,500	$0.94	44d	1	1.04mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	44d	1	1.06mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	23d	1	1.14mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	44d	1	1.14mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	44d	1	1.20mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	23d	1	1.21mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	14d	1	1.21mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	23d	1	1.21mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	23d	1	1.23mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	23d	1	1.24mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	44d	1	1.25mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	23d	1	1.31mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	44d	1	1.31mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	44d	1	1.33mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	44d	1	1.43mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	44d	1	1.46mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	14d	1	1.50mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	44d	1	1.50mi

Listing history 27 events

1. 2026-06-18
   days on market $116,400 Active 180 DOM
2. 2026-06-17
   days on market $116,400 Active 179 DOM
3. 2026-06-16
   days on market $116,400 Active 178 DOM
4. 2026-06-13
   days on market $116,400 Active 177 DOM
5. 2026-06-10
   days on market $116,400 Active 175 DOM
6. 2026-06-09
   days on market $116,400 Active 174 DOM
7. 2026-06-08
   days on market $116,400 Active 173 DOM
8. 2026-06-07
   days on market $116,400 Active 172 DOM
9. 2026-06-05
   days on market $116,400 Active 169 DOM
10. 2026-06-03
    days on market $116,400 Active 168 DOM
11. 2026-06-02
    days on market $116,400 Active 167 DOM
12. 2026-06-01
    days on market $116,400 Active 166 DOM
13. 2026-05-31
    days on market $116,400 Active 165 DOM
14. 2026-05-31
    days on market $116,400 Active 164 DOM
15. 2026-03-31
    price $116,400 803-char remark

    Show marketing remark (803 chars)

    Welcome to this spacious five-bedroom, two full bathroom home in the heart of Akron! Perfectly positioned with easy highway access, this property offers convenience for commuters while still providing the comfort of a well-sized residential setting. Inside, you’ll find generous living space with room to grow, host, or invest. The flexible floor plan features five bedrooms ideal for large households, home offices, or rental potential. Two full bathrooms add functionality, while the single-car garage provides extra storage and everyday convenience. Whether you’re searching for a primary residence or an addition to your investment portfolio, this home delivers space, accessibility, and opportunity in a central Akron location with close proximity to shopping, dining, and major routes.

16. 2026-02-20
    price $117,900 803-char remark

    Show marketing remark (803 chars)

    Welcome to this spacious five-bedroom, two full bathroom home in the heart of Akron! Perfectly positioned with easy highway access, this property offers convenience for commuters while still providing the comfort of a well-sized residential setting. Inside, you’ll find generous living space with room to grow, host, or invest. The flexible floor plan features five bedrooms ideal for large households, home offices, or rental potential. Two full bathrooms add functionality, while the single-car garage provides extra storage and everyday convenience. Whether you’re searching for a primary residence or an addition to your investment portfolio, this home delivers space, accessibility, and opportunity in a central Akron location with close proximity to shopping, dining, and major routes.

17. 2026-02-13
    price $118,400 803-char remark

    Show marketing remark (803 chars)

    Welcome to this spacious five-bedroom, two full bathroom home in the heart of Akron! Perfectly positioned with easy highway access, this property offers convenience for commuters while still providing the comfort of a well-sized residential setting. Inside, you’ll find generous living space with room to grow, host, or invest. The flexible floor plan features five bedrooms ideal for large households, home offices, or rental potential. Two full bathrooms add functionality, while the single-car garage provides extra storage and everyday convenience. Whether you’re searching for a primary residence or an addition to your investment portfolio, this home delivers space, accessibility, and opportunity in a central Akron location with close proximity to shopping, dining, and major routes.

18. 2026-01-26
    price $118,900 803-char remark

    Show marketing remark (803 chars)

    Welcome to this spacious five-bedroom, two full bathroom home in the heart of Akron! Perfectly positioned with easy highway access, this property offers convenience for commuters while still providing the comfort of a well-sized residential setting. Inside, you’ll find generous living space with room to grow, host, or invest. The flexible floor plan features five bedrooms ideal for large households, home offices, or rental potential. Two full bathrooms add functionality, while the single-car garage provides extra storage and everyday convenience. Whether you’re searching for a primary residence or an addition to your investment portfolio, this home delivers space, accessibility, and opportunity in a central Akron location with close proximity to shopping, dining, and major routes.

19. 2026-01-08
    price $119,900 803-char remark

    Show marketing remark (803 chars)

    Welcome to this spacious five-bedroom, two full bathroom home in the heart of Akron! Perfectly positioned with easy highway access, this property offers convenience for commuters while still providing the comfort of a well-sized residential setting. Inside, you’ll find generous living space with room to grow, host, or invest. The flexible floor plan features five bedrooms ideal for large households, home offices, or rental potential. Two full bathrooms add functionality, while the single-car garage provides extra storage and everyday convenience. Whether you’re searching for a primary residence or an addition to your investment portfolio, this home delivers space, accessibility, and opportunity in a central Akron location with close proximity to shopping, dining, and major routes.

20. 2026-01-04
    price $124,900 803-char remark

    Show marketing remark (803 chars)

    Welcome to this spacious five-bedroom, two full bathroom home in the heart of Akron! Perfectly positioned with easy highway access, this property offers convenience for commuters while still providing the comfort of a well-sized residential setting. Inside, you’ll find generous living space with room to grow, host, or invest. The flexible floor plan features five bedrooms ideal for large households, home offices, or rental potential. Two full bathrooms add functionality, while the single-car garage provides extra storage and everyday convenience. Whether you’re searching for a primary residence or an addition to your investment portfolio, this home delivers space, accessibility, and opportunity in a central Akron location with close proximity to shopping, dining, and major routes.

21. 2025-12-17
    listed $129,900 Active 803-char remark

    Show marketing remark (803 chars)

    Welcome to this spacious five-bedroom, two full bathroom home in the heart of Akron! Perfectly positioned with easy highway access, this property offers convenience for commuters while still providing the comfort of a well-sized residential setting. Inside, you’ll find generous living space with room to grow, host, or invest. The flexible floor plan features five bedrooms ideal for large households, home offices, or rental potential. Two full bathrooms add functionality, while the single-car garage provides extra storage and everyday convenience. Whether you’re searching for a primary residence or an addition to your investment portfolio, this home delivers space, accessibility, and opportunity in a central Akron location with close proximity to shopping, dining, and major routes.

22. 2025-05-13
    soldstatus $60,000
23. 2017-06-30
    historical
24. 2017-06-22
    listed $49,000 Active
25. 1994-12-28
    soldstatus $23,500
26. 1994-08-29
    listed $25,000
27. 1988-10-03
    soldstatus $27,750

ⓘ 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: $1,558 · $130/mo
• Projected year-2 tax: $1,687 · $141/mo
• Expected delta: +$129/yr (+$11/mo · 8.3%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,811
• − Mortgage interest: −$6,520
• − Property taxes: −$1,558
• − Insurance: −$582
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,386
• Taxable income: $1,235
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $2,730/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

+319.5% since first listed

13 events — show timeline

• 2026-03-31 Price Changed $116,400 MLSNOW
• 2026-02-20 Price Changed $117,900 MLSNOW
• 2026-02-13 Price Changed $118,400 MLSNOW
• 2026-01-26 Price Changed $118,900 MLSNOW
• 2026-01-08 Price Changed $119,900 MLSNOW
• 2026-01-04 Price Changed $124,900 MLSNOW
• 2025-12-17 Listed $129,900 MLSNOW
• 2025-05-13 Sold (Public Records) $60,000 Public Records
• 2017-06-30 Listing Removed — MLSNOW
• 2017-06-22 Listed $49,000 MLSNOW
• 1994-12-28 Sold (Public Records) $23,500 Public Records
• 1994-08-29 Listed $25,000 MLSNOW
• 1988-10-03 Sold (Public Records) $27,750 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,558 · +0.2% YoY. Source: county tax records.