523 Seaton Ct · Akron, OH 44319

$325,000

3 bd · 2.5 ba · 1,586 sqft · SingleFamily public records · 2 Days on market

Built 2003 9,931 sqft lot Est $270k · 21% over $21/mo HOA · 1% of rent

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three year old ranch shows like new! Very well kept & very neutrally decorated. Blueprints show that dining room could be combined w/ liv rm. Updated kitchen & berber carpeting. Vaulted ceilings in kit & liv rm. Family rm has sliders to patio and large yard. Full bsmt could be finished for more space.

Key facts

• Massive island
• Quartz countertops
• Updated kitchen

Tags

• VAULTED CEILINGS
• LUXURY VINYL FLOORING
• COZY FIREPLACE
• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• MASSIVE ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $989 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Cap rate 9.9% 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.
• Coventry Local (suburban): math 52% / reading 64% proficiency, ranked #315 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 90 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $4,109/mo this rent would consume 66% of the median local household income ($75k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 + 3.0% rent growth), your $91k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $164k; list at $325k implies a 98% gain — meaningful room to come down on a strong offer.

Recommended offer $325,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.26% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.04%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $269,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
551 Picadilly Cir	0.14mi	3/2.5	1,551 (-2%)	2mo	$340,000	$219	88
2162 Thornbury Ln	0.06mi	2/2.0 (-1)	1,586 (0%)	2mo	$265,000	$167	88
2171 Canterbury Cir	0.12mi	3/2.5	1,556 (-2%)	6mo	$309,900	$199	86
2225 Abbey Ln	0.30mi	3/2.5	1,608 (+1%)	3mo	$322,500	$201	81
1883 Highview Ave	0.51mi	3/2.5	1,582 (-0%)	1mo	$200,000	$126	75
2169 Stonehenge Cir	0.06mi	3/2.5	1,462 (-8%)	12mo	$228,000	$156	75
2173 Canterbury Cir	0.11mi	3/2.5	1,724 (+9%)	9mo	$319,000	$185	73
567 Westminster Cir	0.16mi	3/2.5	1,782 (+12%)	10mo	$310,500	$174	63
1832 Carter Ave	0.58mi	3/2.0	1,528 (-4%)	10mo	$199,000	$130	56
1810 Carter Ave	0.61mi	3/1.5	1,762 (+11%)	3mo	$215,000	$122	46
451 Selden Ave	0.70mi	3/1.5	1,447 (-9%)	8mo	$174,900	$121	42
632 Thoreau Ave	0.75mi	3/3.0	1,353 (-15%)	7mo	$229,900	$170	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $10,385
• Equity at exit: $48,459

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $90,419
• Equity at exit: $28,100

Cash invested: $91,000 (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 44319

• Active inventory: 90
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $4,109 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$397 /mo · $4,760/yr
• Insurance: −$135
• HOA: −$21
• Vacancy / Maint / Mgmt: −$863
• Net cashflow: $989

Break-even live

Break-even rent $2,857

Max offer price $325,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,173	-5% $1,081	+0% $989	+5% $897	+10% $805
Rent	-10% $664	-5% $827	+0% $989	+5% $1,151	+10% $1,313
Rate	-1.0pp $1,153	-0.5pp $1,071	base $989	+0.5pp $905	+1.0pp $819

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Mallard Point Dr Akron, OH	1.0–2.0	1.0–2.0	945	$1,530	$1.62	14d	18	1.29mi
432 N Firestone Blvd Unit 1496097P Akron, OH	4.0	2.0	1926	$6,253	$3.25	21d	1	1.48mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 4 events

1. 2026-06-02
   status $325,000 Pending 2 DOM
2. 2026-06-01
   days on market $325,000 Active 2 DOM
3. 2026-05-31
   remarks 687-char remark
4. 2026-05-31
   listed $325,000 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: $4,760 · $397/mo
• Projected year-2 tax: $4,915 · $410/mo
• Expected delta: +$155/yr (+$13/mo · 3.3%)

ⓘ 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 ≥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: $49,310
• − Mortgage interest: −$18,205
• − Property taxes: −$4,760
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,945
• − Management: −$3,945
• − HOA: −$252
• − Depreciation: −$9,455
• Taxable income: $7,124
• Est. tax owed @ 24.0%: −$1,710
• After-tax cash flow: $10,156/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: Coventry Local
• NCES district ID: 3904999
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $52,981
• Composite: 49.66/100
• National rank: #1976
• State rank: #315 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 · 539,389 people
• Metro: Akron, OH
• Population (ZIP): 21,469
• Household income: $74,781
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 12.4

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 2% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 5% Slovak 2% Serbian 1%
• Foreign-born: 2% · China, Vietnam
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% Chinese 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: ▼ -236.58%
• Current HPI: 213.2267
• Rent YoY: —
• Metro: —
• 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

+91.3% since first listed

4 events — show timeline

• 2026-05-30 Listed $325,000 MLSNOW
• 2006-09-05 Sold (MLS) $164,000 MLSNOW
• 2006-08-24 Sold (Public Records) $164,000 Public Records
• 2006-04-06 Listed $169,900 MLSNOW

Property tax history

+4.5%/yr

Latest (2025): $4,760 · -0.0% YoY. Source: county tax records.