324 Upland Ave · Akron, OH 44301

$99,000

3 bd · 1.5 ba · 1,104 sqft · SingleFamily public records · 23 Days on market

Built 1927 Est $110k · 10% under

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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 +26.7/30.0
• ARV discount +12.1/15.0
• DSCR +9.1/10.0
• 1% rule +7.5/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Central Akron colonial has some updates, but needs lots of work. Sold as is, Cash only - with proof of funds with ALL offers, it is buyers responsibility to verify all info herein and research for city orders (if any). Buyer to pay for any inspections. Minimum earnest money $1000. Room sizes approximate. Buyer has instructions that must be reviewed prior to offer.

Key facts

• Built 1927
• Listed 23 days

Property features AI

Exterior

• Home design: Built in 1927
• Construction: Living area approximately 1,104
• Exterior features: Located in the South Akron neighborhood

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 (+4.6%/yr); 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $684 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 + 4.6% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $62k; list at $99k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — 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 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: 1.25% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.55%
• DSCR: 1.51
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $110,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
390 Cole Ave	0.12mi	3/1.0	1,104 (0%)	2mo	$110,000	$100	91
1215 Sherman St	0.11mi	3/1.0	1,100 (-0%)	2mo	$134,500	$122	91
1100 Beardsley St	0.19mi	3/1.0	1,075 (-3%)	2mo	$107,000	$100	83
1240 Tulip St	0.38mi	2/1.5 (-1)	1,107 (+0%)	1mo	$135,000	$122	76
147 Brighton Dr	0.38mi	3/1.0	1,040 (-6%)	2mo	$100,000	$96	69
1263 Herberich Ave	0.55mi	3/1.5	1,076 (-2%)	2mo	$107,000	$99	68
1212 Tulip St	0.35mi	3/1.0	1,236 (+12%)	2mo	$114,000	$92	60
485 E Archwood Ave	0.48mi	3/1.0	1,204 (+9%)	1mo	$101,000	$84	60
1243 Dietz Ave	0.49mi	2/1.0 (-1)	1,024 (-7%)	2mo	$90,000	$88	56
1281 Neptune Ave	0.66mi	3/2.0	1,172 (+6%)	2mo	$120,000	$102	55
521 E Archwood Ave	0.54mi	3/1.0	1,216 (+10%)	2mo	$73,500	$60	54
526 Clifford Ave	0.50mi	2/1.0 (-1)	978 (-11%)	2mo	$132,000	$135	49

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,039
• Equity at exit: $14,761

10-year hold

• IRR: 13.9%
• Equity multiple: 2.20×
• Total profit: $33,360
• Equity at exit: $8,560

Cash invested: $27,720 (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 44301

• Home prices YoY: -25.7%
• Rents YoY: 4.6%
• Active inventory: 83
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$519
• Tax from tax record: −$149 /mo · $1,793/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $267

Break-even live

Break-even rent $899

Max offer price $99,000

Occupancy floor 73%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.07mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	43d	1	0.27mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	43d	1	0.29mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	43d	1	0.31mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	23d	1	0.36mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	43d	1	0.37mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	43d	1	0.45mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	43d	1	0.46mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	43d	1	0.49mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	43d	1	0.50mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	43d	1	0.50mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	43d	1	0.51mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	43d	1	0.52mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	43d	1	0.52mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	43d	1	0.52mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.53mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	43d	1	0.53mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	43d	1	0.54mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	23d	1	0.57mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	0.60mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	43d	1	0.64mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	43d	1	0.73mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	14d	1	0.76mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	23d	1	0.89mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	21d	1	0.91mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	23d	1	0.95mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	0.97mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	43d	1	0.99mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	43d	1	1.00mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	14d	14	1.08mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	43d	1	1.09mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	14d	1	1.11mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	14d	1	1.12mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	43d	1	1.13mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	1.15mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	43d	1	1.17mi
393 Cross St Unit 393 Akron, OH	2.0	1.0	864	$775	$0.90	43d	1	1.18mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	14d	1	1.19mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	43d	1	1.20mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	23d	1	1.21mi

Listing history 26 events

1. 2026-06-18
   days on market $99,000 Active 23 DOM
2. 2026-06-17
   days on market $99,000 Active 22 DOM
3. 2026-06-16
   days on market $99,000 Active 21 DOM
4. 2026-06-15
   days on market $99,000 Active 20 DOM
5. 2026-06-14
   days on market $99,000 Active 18 DOM
6. 2026-06-13
   days on market $99,000 Active 17 DOM
7. 2026-06-10
   days on market $99,000 Active 15 DOM
8. 2026-06-09
   days on market $99,000 Active 14 DOM
9. 2026-06-08
   days on market $99,000 Active 13 DOM
10. 2026-06-07
    days on market $99,000 Active 12 DOM
11. 2026-06-05
    days on market $99,000 Active 9 DOM
12. 2026-06-03
    days on market $99,000 Active 8 DOM
13. 2026-06-02
    days on market $99,000 Active 7 DOM
14. 2026-06-01
    days on market $99,000 Active 6 DOM
15. 2026-05-31
    days on market $99,000 Active 5 DOM
16. 2026-05-31
    days on market $99,000 Active 4 DOM
17. 2026-05-26
    listed $99,000 Active
18. 2009-03-03
    soldstatus $62,000
19. 2008-07-31
    soldstatus $3,750 367-char remark

    Show marketing remark (367 chars)

    Central Akron colonial has some updates, but needs lots of work. Sold as is, Cash only - with proof of funds with ALL offers, it is buyers responsibility to verify all info herein and research for city orders (if any). Buyer to pay for any inspections. Minimum earnest money $1000. Room sizes approximate. Buyer has instructions that must be reviewed prior to offer.

20. 2008-06-25
    listed $5,500 367-char remark

    Show marketing remark (367 chars)

    Central Akron colonial has some updates, but needs lots of work. Sold as is, Cash only - with proof of funds with ALL offers, it is buyers responsibility to verify all info herein and research for city orders (if any). Buyer to pay for any inspections. Minimum earnest money $1000. Room sizes approximate. Buyer has instructions that must be reviewed prior to offer.

21. 2004-10-13
    soldstatus $65,000
22. 2004-06-29
    soldstatus $28,000 102-char remark

    Show marketing remark (102 chars)

    Being sold as-is. 1104 Fin SQFT 3 bedrooms 1 full bath w/ finished attic. Good investment opportunity.

23. 2004-04-08
    listed $32,500 102-char remark

    Show marketing remark (102 chars)

    Being sold as-is. 1104 Fin SQFT 3 bedrooms 1 full bath w/ finished attic. Good investment opportunity.

24. 2003-06-26
    historical
25. 2003-02-01
    listed $64,900
26. 2000-12-08
    listed $23,900

ⓘ 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: $1,793 · $149/mo
• Projected year-2 tax: $1,793 · $149/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,837
• − Mortgage interest: −$5,546
• − Property taxes: −$1,793
• − Insurance: −$495
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,880
• Taxable income: $1,749
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $2,783/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): 13,668
• Household income: $51,321
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 446.0

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 0.63)
• Race & ethnicity: White 52% Black 30% Two or more races 11% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -74.09%
• Current HPI: 213.697
• Rent YoY: ▲ 4.62%
• 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

+314.2% since first listed

10 events — show timeline

• 2026-05-26 Listed $99,000 FSBO.com
• 2009-03-03 Sold (Public Records) $62,000 Public Records
• 2008-07-31 Sold (MLS) $3,750 MLSNOW
• 2008-06-25 Listed $5,500 MLSNOW
• 2004-10-13 Sold (Public Records) $65,000 Public Records
• 2004-06-29 Sold (MLS) $28,000 MLSNOW
• 2004-04-08 Listed $32,500 MLSNOW
• 2003-06-26 Listing Removed — MLSNOW
• 2003-02-01 Listed $64,900 MLSNOW
• 2000-12-08 Listed $23,900 MLSNOW

Property tax history

+3.7%/yr

Latest (2025): $1,793 · +47.1% YoY. Source: county tax records.