890 Winton Ave · Akron, OH 44320

$150,000

3 bd · 1.5 ba · 1,570 sqft · SingleFamily public records · 4 Days on market

Built 1929 7,000 sqft lot Est $151k · at est.

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Why this score? — see what drove the D 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
• ARV discount +7.7/15.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 890 Winton. This home features a large screened in front porch, perfect for summer evenings. This three seasons porch steps into a large hardwood spanned living room, with a wood burning fire place and brass wall sconces. Adjacent to the living room is the dinning room with a seated bay window with drawers under bench. Lots of natural woodwork adds to the charm. A short hallway connects the living room to the first floor half bath and kitchen. The kitchen has original cabinets and farm house kitchen sink (ready for your restoration) with a cozy eat-in nook. The back door off the kitchen leads to a wooden deck perfect for summer grilling. The staircase to the sleeping quarters has a door to close off the bedrooms from the main floor where you'll find a generous hallway with built-ins and large cedar closet. Two bedrooms are carpeted, all have large closets the owner bedroom leads to the unfinished attic which could be use for additional closet space. Your large main bathroom

Key facts

• Updated kitchen
• Enclosed front porch
• 7,000 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORING
• WOOD BURNING FIREPLACE
• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ENCLOSED FRONT PORCH

Property features AI

Exterior

• Parking: Driveway; Paved parking
• Utilities: Public water; Public sewer
• Home design: 2 stories; Above-grade finished living area approximately 1,570
• Construction: Aluminum siding and brick exterior; Asphalt/fiberglass roof
• Exterior features: Deck; Enclosed porch; Patio; Porch

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Total rooms: 7
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full, unfinished basement; Living room fireplace
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $35 ($415/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 $133k (11.4% below list).
• Recommended offer: $133k (11.4% 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.
• Market conditions: Rents rising (+1.6%/yr); 102 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 39% of the median local income ($41k/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 $1k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $125k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,880 (11.4% below list)

Questions for the listing agent

1. Built in 1929 — 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: 0.89% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $150,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
926 Winton Ave	0.07mi	3/2.0	1,503 (-4%)	1mo	$200,000	$133	87
922 Winton Ave	0.06mi	3/1.0	1,448 (-8%)	5mo	$139,000	$96	78
615 Noah Ave	0.32mi	3/1.5	1,418 (-10%)	2mo	$158,000	$111	67
957 Mercer Ave	0.31mi	3/1.0	1,704 (+8%)	3mo	$112,500	$66	67
801 Storer Ave	0.26mi	4/1.0 (+1)	1,423 (-9%)	3mo	$72,500	$51	63
557 Wildwood Ave	0.73mi	3/1.0	1,545 (-2%)	2mo	$65,000	$42	60
580 Moreley Ave	0.52mi	3/1.5	1,425 (-9%)	3mo	$160,000	$112	57
693 Roslyn Ave	0.67mi	3/2.0	1,650 (+5%)	3mo	$250,000	$152	55
555 Hoye Ave	0.68mi	4/1.0 (+1)	1,505 (-4%)	2mo	$15,500	$10	53
1206 Diagonal Rd	0.58mi	4/2.0 (+1)	1,721 (+10%)	4mo	$83,000	$48	47
1255 Dover Ave	0.65mi	3/1.0	1,383 (-12%)	3mo	$150,000	$108	46
614 East Ave	0.58mi	4/3.0 (+1)	1,767 (+12%)	4mo	$103,000	$58	38

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-23,876
• Equity at exit: $22,365

10-year hold

• IRR: -10.4%
• Equity multiple: 0.40×
• Total profit: $-25,037
• Equity at exit: $12,969

Cash invested: $42,000 (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 44320

• Rents YoY: 1.6%
• Active inventory: 102
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$787
• Tax from tax record: −$166 /mo · $1,992/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $35

Break-even live

Break-even rent $1,285

Max offer price $150,000

Occupancy floor 92%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	14d	1	0.30mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	44d	1	0.31mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	14d	1	0.38mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	14d	1	0.39mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	23d	1	0.42mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	0.52mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	44d	1	0.58mi
686 East Ave Akron, OH	4.0	2.0	2032	$1,700	$0.84	44d	1	0.61mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	44d	1	0.70mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	14d	1	0.73mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	44d	1	0.76mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	44d	1	0.81mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	44d	1	0.83mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	44d	1	0.83mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	23d	1	0.83mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	44d	1	0.87mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	44d	1	1.10mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	44d	1	1.14mi
724 Crosby St Unit 1 Akron, OH	2.0	1.0	1582	$995	$0.63	44d	1	1.18mi
724 Crosby St Akron, OH	2.0	1.0	1582	$995	$0.63	23d	1	1.18mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	21d	1	1.20mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	44d	7	1.23mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	44d	1	1.31mi
627 Crosby St Unit B Akron, OH	4.0	1.0	1200	$875	$0.73	44d	1	1.34mi
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	23d	6	1.36mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	1.36mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	14d	1	1.37mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	1.42mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	44d	1	1.42mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	44d	1	1.47mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	14d	1	1.47mi
25 N Rose Blvd Unit 1496095P Akron, OH	4.0	2.5	1603	$9,078	$5.66	21d	1	1.48mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $150,000 Pending 4 DOM
2. 2026-06-05
   days on market $150,000 Active 2 DOM
3. 2026-06-03
   remarks 699-char remark
4. 2026-06-03
   listed $150,000 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: $1,992 · $166/mo
• Projected year-2 tax: $2,166 · $181/mo
• Expected delta: +$174/yr (+$14/mo · 8.7%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,946
• − Mortgage interest: −$8,402
• − Property taxes: −$1,992
• − Insurance: −$750
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$4,364
• Taxable loss: −$2,114
• Est. tax savings @ 24.0%: +$507
• After-tax cash flow: $923/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): 17,690
• Household income: $41,241
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 1316.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 27% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · 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: ▼ -117.69%
• Current HPI: 122.9888
• Rent YoY: ▲ 1.65%
• 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

+25.1% since first listed

8 events — show timeline

• 2026-06-02 Listed $150,000 MLSNOW
• 2022-07-25 Sold (Public Records) $125,000 Public Records
• 2022-07-22 Sold (MLS) $125,000 MLSNOW
• 2022-07-14 Pending — MLSNOW
• 2022-06-14 Contingent — MLSNOW
• 2022-04-17 Listed $129,999 MLSNOW
• 2021-11-18 Listing Removed — MLSNOW
• 2021-11-18 Listed $119,900 MLSNOW

Property tax history

+1.6%/yr

Latest (2025): $1,992 · -6.5% YoY. Source: county tax records.