590 Flora Ave · Akron, OH 44314

$33,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 135 Days on market

Built 1914 6,098 sqft lot $32/sqft · 56% below 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 +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 590 Flora Ave. This is a 2 bedroom 1 bath colonial with a nice size front and back yard. There is a deck with a fenced back yard. Easy access to highways and nearby Portage Lakes with shopping and entertainment. The property is sold As-Is, where-is. Seller has no knowledge of condition. Buyer should perform their due diligence and make own assessments. Priced to sell. Great opportunity for an investor!

Key facts

• Fenced back yard
• Front and back yard
• Deck

Tags

• FRONT AND BACK YARD
• DECK
• FENCED BACK YARD
• EASY ACCESS TO HIGHWAYS
• NEARBY PORTAGE LAKES
• SHOPPING AND ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $30k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.7% 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 (+3.9%/yr); 104 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $234 of loan paydown is wiped out by about $1k 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 + 3.9% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 3.8% of price; built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1914 — 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: 3.38% ✓
• Cap rate: 27.75%
• Cash-on-cash: 76.63%
• DSCR: 4.41
• GRM: 2.5

CMA / ARV

• ARV (median comp): $76,621
• List price: $33,900
• Delta: -55.76%
• 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
2365 Pelton Ave	0.37mi	3/1.0 (+1)	1,016 (-4%)	6mo	$140,000	$138	66
575 Flora Ave	0.05mi	3/2.0 (+1)	1,208 (+14%)	3mo	$120,000	$99	63
2407 Nesmith Lake Blvd	0.61mi	2/1.0	1,002 (-5%)	2mo	$131,000	$131	61
2255 Nesmith Lake Blvd	0.43mi	2/1.0	942 (-11%)	2mo	$116,500	$124	60
592 Sharon St	0.58mi	2/1.5	1,020 (-3%)	6mo	$50,000	$49	60
2031 Verde Ave	0.71mi	3/1.5 (+1)	1,072 (+2%)	0mo	$143,000	$133	57
2351 13th St SW	0.49mi	3/1.0 (+1)	1,142 (+8%)	2mo	$55,000	$48	57
2137 12th St SW	0.66mi	3/1.0 (+1)	1,084 (+3%)	5mo	$60,000	$55	56
2079 12th St SW	0.75mi	3/1.5 (+1)	1,004 (-5%)	3mo	$137,500	$137	48
773 Montana Ave	0.70mi	3/1.5 (+1)	1,128 (+7%)	4mo	$83,000	$74	46
486 W Waterloo Rd	0.61mi	3/1.0 (+1)	1,204 (+14%)	6mo	$74,900	$62	38
622 Polk Ave	0.68mi	3/2.0 (+1)	928 (-12%)	6mo	$115,000	$124	34

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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: 77.8%
• Equity multiple: 4.61×
• Total profit: $34,227
• Equity at exit: $5,055

10-year hold

• IRR: 81.6%
• Equity multiple: 9.87×
• Total profit: $84,169
• Equity at exit: $2,931

Cash invested: $9,492 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,145 high
• Mortgage (P&I): −$178
• Tax from tax record: −$107 /mo · $1,281/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $606

Break-even live

Break-even rent $378

Max offer price $33,900

Occupancy floor 42%

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: $8,475
• Closing costs: $1,017
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	14d	1	0.50mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	21d	1	0.52mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	44d	1	0.57mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	44d	1	0.65mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	44d	1	0.66mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	23d	1	0.70mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	0.72mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	0.84mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	44d	1	0.91mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	0.97mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	1.04mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	1.04mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	1.18mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	44d	1	1.24mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	23d	1	1.24mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	1.26mi
1253 California Ave Akron, OH	2.0	1.0	780	$1,100	$1.41	44d	1	1.26mi
1253 California Ave Akron, OH	2.0	1.0	780	$950	$1.22	23d	1	1.26mi
1169 Weiser Ave Akron, OH	2.0	1.0	768	$950	$1.24	44d	1	1.28mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	44d	1	1.32mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	21d	1	1.32mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	44d	1	1.32mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	23d	1	1.34mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	44d	1	1.35mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	21d	1	1.35mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	44d	1	1.35mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	44d	1	1.36mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	44d	1	1.40mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	14d	1	1.45mi

Listing history 31 events

1. 2026-06-18
   days on market $33,900 Active 135 DOM
2. 2026-06-17
   days on market $33,900 Active 134 DOM
3. 2026-06-16
   days on market $33,900 Active 133 DOM
4. 2026-06-15
   days on market $33,900 Active 132 DOM
5. 2026-06-14
   days on market $33,900 Active 130 DOM
6. 2026-06-13
   days on market $33,900 Active 129 DOM
7. 2026-06-10
   days on market $33,900 Active 127 DOM
8. 2026-06-09
   days on market $33,900 Active 126 DOM
9. 2026-06-08
   days on market $33,900 Active 125 DOM
10. 2026-06-07
    days on market $33,900 Active 124 DOM
11. 2026-06-05
    days on market $33,900 Active 121 DOM
12. 2026-06-03
    days on market $33,900 Active 120 DOM
13. 2026-06-02
    days on market $33,900 Active 119 DOM
14. 2026-06-01
    days on market $33,900 Active 118 DOM
15. 2026-05-31
    days on market $33,900 Active 117 DOM
16. 2026-05-31
    days on market $33,900 Active 116 DOM
17. 2026-02-03
    listed $33,900 Active 416-char remark

    Show marketing remark (416 chars)

    Welcome to 590 Flora Ave. This is a 2 bedroom 1 bath colonial with a nice size front and back yard. There is a deck with a fenced back yard. Easy access to highways and nearby Portage Lakes with shopping and entertainment. The property is sold As-Is, where-is. Seller has no knowledge of condition. Buyer should perform their due diligence and make own assessments. Priced to sell. Great opportunity for an investor!

18. 2026-01-21
    historical
19. 2026-01-07
    price $33,900
20. 2025-12-19
    price $39,900
21. 2025-11-21
    price $44,900
22. 2025-07-22
    listed $49,900 Active
23. 2025-06-25
    historical
24. 2025-01-13
    price $49,900
25. 2024-09-26
    listed $54,900 Active
26. 2005-03-29
    historical
27. 2004-09-29
    listed $69,900
28. 2000-08-15
    soldstatus $40,000
29. 1998-06-02
    soldstatus $34,000
30. 1998-06-02
    soldstatus $28,000
31. 1993-09-24
    soldstatus $28,000

ⓘ 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: $1,281 · $107/mo
• Projected year-2 tax: $1,281 · $107/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 ≥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: $13,744
• − Mortgage interest: −$1,899
• − Property taxes: −$1,281
• − Insurance: −$170
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$986
• Taxable income: $7,209
• Est. tax owed @ 24.0%: −$1,730
• After-tax cash flow: $5,543/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): 17,885
• Household income: $47,468
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 975.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 16% Two or more races 12% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · India, Canada, Philippines
• Languages at home: 96% English-only · Chinese 2% Russian/Polish/Slavic 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: ▼ -166.61%
• Current HPI: 151.066
• Rent YoY: ▲ 3.91%
• 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

+21.1% since first listed

15 events — show timeline

• 2026-02-03 Listed $33,900 MLSNOW
• 2026-01-21 Listing Removed — MLSNOW
• 2026-01-07 Price Changed $33,900 MLSNOW
• 2025-12-19 Price Changed $39,900 MLSNOW
• 2025-11-21 Price Changed $44,900 MLSNOW
• 2025-07-22 Listed $49,900 MLSNOW
• 2025-06-25 Listing Removed — MLSNOW
• 2025-01-13 Price Changed $49,900 MLSNOW
• 2024-09-26 Listed $54,900 MLSNOW
• 2005-03-29 Listing Removed — MLSNOW
• 2004-09-29 Listed $69,900 MLSNOW
• 2000-08-15 Sold (Public Records) $40,000 Public Records
• 1998-06-02 Sold (Public Records) $28,000 Public Records
• 1998-06-02 Sold (Public Records) $34,000 Public Records
• 1993-09-24 Sold (Public Records) $28,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,281 · +8.4% YoY. Source: county tax records.