2089 13th St SW · Akron, OH 44314

$127,272

3 bd · 1.5 ba · 920 sqft · SingleFamily public records · 18 Days on market

Built 1924 4,678 sqft lot Est $86k · 49% over

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Why this score? — see what drove the F 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 +14.6/30.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.5/5.0
• 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

This charming home is located in the vibrant Kenmore-Akron neighborhood. The first floor features a spacious living room, dining room, kitchen, convenient half bathroom, and a cozy bedroom. Upstairs, you'll find two additional bedrooms and a full bathroom, providing ample space for a growing family. The living room and dining room have brand new flooring. The backyard is fully fenced, offering privacy and a perfect space for outdoor activities. A significant highlight of this property is its prime location directly across the street from the former Kenmore High School property, soon to become the new home of the combined Miller South School for the Visual and Performing Arts and Pfeiffer Elementary School. This exciting development is sure to enhance the neighborhood's appeal. Don't miss out on this exceptional home in a rapidly evolving community. Schedule a viewing today and see the potential for yourself!

Key facts

• Covered front porch
• Full basement
• Investment potential

Tags

• COVERED FRONT PORCH
• FULL BASEMENT
• INVESTMENT POTENTIAL

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Aluminum siding; Asphalt and fiberglass roof
• Construction: Aluminum siding construction
• Exterior features: Lot recorded by assessor

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Full basement; Total of 7 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $29 ($353/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 $110k (13.4% below list).
• Recommended offer: $110k (13.4% 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: Pfeiffer Elementary School (math 24% / reading 27%, grade F, #1,211 of 1,584 statewide, top 76%, 210 students, 0% FRL); Innes Community Learning Center (math 8% / reading 15%, grade F, #641 of 654 statewide, top 98%, 641 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 39% at this address vs 26% district-wide (+13 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 (+3.9%/yr); 104 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $880 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 18 days — a 2% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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.
• Current owner paid $90k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,221 (13.4% below list)

Questions for the listing agent

1. Built in 1924 — 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: 0.87% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $85,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2079 12th St SW	0.07mi	3/1.5	1,004 (+9%)	3mo	$137,500	$137	79
622 Polk Ave	0.38mi	3/2.0	928 (+1%)	6mo	$115,000	$124	74
2303 6th St SW	0.56mi	3/1.0	912 (-1%)	7mo	$53,000	$58	65
2001 13th St SW	0.17mi	2/1.0 (-1)	1,016 (+10%)	4mo	$94,900	$93	64
1254 Leeser Ave	0.75mi	3/1.0	941 (+2%)	1mo	$75,000	$80	58
880 Jason Ave	0.53mi	3/1.0	988 (+7%)	6mo	$61,000	$62	56
636 Flora Ave	0.72mi	4/2.0 (+1)	903 (-2%)	1mo	$163,000	$181	56
592 Sharon St	0.46mi	2/1.5 (-1)	1,020 (+11%)	6mo	$50,000	$49	50
1882 16th St SW	0.43mi	2/1.0 (-1)	818 (-11%)	7mo	$86,000	$105	49
2138 East Ave	0.74mi	3/1.0	990 (+8%)	5mo	$51,000	$52	47
940 Lakewood Blvd	0.65mi	2/1.0 (-1)	996 (+8%)	6mo	$96,000	$96	44
1855 W 17th St SW	0.49mi	2/1.0 (-1)	1,050 (+14%)	5mo	$85,000	$81	43

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-17,741
• Equity at exit: $18,977

10-year hold

• IRR: -3.6%
• Equity multiple: 0.75×
• Total profit: $-8,810
• Equity at exit: $11,004

Cash invested: $35,636 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,102 high
• Mortgage (P&I): −$667
• Tax from tax record: −$121 /mo · $1,451/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $29

Break-even live

Break-even rent $1,065

Max offer price $127,272

Occupancy floor 92%

Sensitivity live

Price	-10% $101	-5% $65	+0% $29	+5% $-7	+10% $-43
Rent	-10% $-58	-5% $-14	+0% $29	+5% $73	+10% $116
Rate	-1.0pp $93	-0.5pp $62	base $29	+0.5pp $-4	+1.0pp $-37

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: $31,818
• Closing costs: $3,818
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	23d	1	0.26mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	46d	1	0.30mi
2047 20th St SW Akron, OH	2.0	1.0	624	$695	$1.11	25d	1	0.38mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	16d	1	0.40mi
1035 Chester Ave Unit 1 Akron, OH	2.0	1.0	624	$900	$1.44	25d	1	0.50mi
1035 Chester Ave Akron, OH	2.0	1.0	624	$900	$1.44	16d	1	0.50mi
2264 5th St SW Unit 2266 Akron, OH	2.0	1.0	676	$750	$1.11	16d	1	0.53mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	25d	1	0.53mi
2266 5th St SW Akron, OH	2.0	1.0	676	$750	$1.11	16d	1	0.53mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	23d	1	0.55mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	46d	1	0.59mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	25d	1	0.76mi
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	25d	1	0.97mi
1253 California Ave Akron, OH	2.0	1.0	780	$950	$1.22	25d	1	0.98mi
1253 California Ave Akron, OH	2.0	1.0	780	$1,100	$1.41	46d	1	0.98mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	16d	1	1.16mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	46d	1	1.18mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	46d	1	1.19mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	23d	1	1.22mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	46d	1	1.22mi
2569 Romig Rd Unit 2561-16 Akron, OH	2.0	1.5	810	$1,125	$1.39	16d	1	1.26mi
1169 Weiser Ave Akron, OH	2.0	1.0	768	$950	$1.24	46d	1	1.31mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	46d	1	1.34mi

Listing history 13 events

1. 2026-06-21
   days on market $127,272 Active 18 DOM
2. 2026-06-18
   days on market $127,272 Active 15 DOM
3. 2026-06-17
   days on market $127,272 Active 14 DOM
4. 2026-06-16
   days on market $127,272 Active 13 DOM
5. 2026-06-15
   days on market $127,272 Active 12 DOM
6. 2026-06-14
   days on market $127,272 Active 10 DOM
7. 2026-06-13
   days on market $127,272 Active 9 DOM
8. 2026-06-10
   days on market $127,272 Active 7 DOM
9. 2026-06-09
   days on market $127,272 Active 6 DOM
10. 2026-06-08
    days on market $127,272 Active 5 DOM
11. 2026-06-07
    days on market $127,272 Active 4 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $127,272 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: $1,451 · $121/mo
• Projected year-2 tax: $1,718 · $143/mo
• Expected delta: +$267/yr (+$22/mo · 18.4%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,227
• − Mortgage interest: −$7,129
• − Property taxes: −$1,451
• − Insurance: −$636
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$3,702
• Taxable loss: −$1,809
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $787/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

+284.5% since first listed

12 events — show timeline

• 2026-02-24 Listed $127,272 MLSNOW
• 2025-04-21 Listing Removed — MLSNOW
• 2025-03-07 Listed $110,000 MLSNOW
• 2024-10-09 Sold (Public Records) $90,000 Public Records
• 2024-10-09 Sold (MLS) $90,000 MLSNOW
• 2024-09-21 Pending — MLSNOW
• 2024-09-16 Relisted — MLSNOW
• 2024-08-17 Price Changed $87,500 MLSNOW
• 2024-07-20 Listed $85,000 MLSNOW
• 2001-05-30 Sold (Public Records) $60,000 Public Records
• 2001-01-08 Listed $69,900 MLSNOW
• 1987-05-18 Sold (Public Records) $33,100 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,451 · -1.8% YoY. Source: county tax records.