1887 Ritzman Ct · Akron, OH 44314

$75,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 47 Days on market

Built 1920 3,746 sqft lot $87/sqft · 24% below area Est $99k · 24% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Located on a quiet dead-end street, this well-maintained 2 bedroom home offers comfort, simplicity, and great potential! The house features both a front and back porch, an eat-in kitchen, newer carpeting throughout, and a newer (2023) furnace. Whether you're looking for a comfortable place to call home or a solid investment opportunity, this property is a great option with it's low-maintenance appeal and tidy interior!

Key facts

• Tidy interior
• Newer furnace
• Front and back porch

Tags

• QUIET DEAD-END STREET
• FRONT AND BACK PORCH
• EAT-IN KITCHEN
• NEWER FURNACE
• LOW-MAINTENANCE APPEAL
• TIDY INTERIOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($967 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 8 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.
• Current owner paid $28k; list at $75k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.29% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.68%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

• ARV (median comp): $98,650
• List price: $75,000
• Delta: -23.97%
• 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
514 Rothrock Ave	0.09mi	3/1.0 (+1)	920 (+6%)	9mo	$75,000	$82	72
2009 6th St SW	0.18mi	2/1.0	951 (+10%)	7mo	$94,000	$99	69
622 Polk Ave	0.22mi	3/2.0 (+1)	928 (+7%)	6mo	$115,000	$124	63
646 Chester Ave	0.28mi	3/1.0 (+1)	941 (+9%)	7mo	$134,000	$142	61
677 Sharon St	0.34mi	3/1.0 (+1)	960 (+11%)	8mo	$81,000	$84	54
2303 6th St SW	0.62mi	3/1.0 (+1)	912 (+6%)	6mo	$53,000	$58	52
394 Lewis St	0.20mi	3/2.0 (+1)	988 (+14%)	8mo	$95,500	$97	51
2157 10th St SW	0.51mi	3/1.0 (+1)	960 (+11%)	17mo	$76,500	$80	38
880 Jason Ave	0.71mi	3/1.0 (+1)	988 (+14%)	6mo	$61,000	$62	33
2300 7th St SW	0.64mi	3/1.0 (+1)	980 (+13%)	15mo	$123,000	$126	30
2328 7th St SW	0.69mi	2/1.0	972 (+12%)	20mo	$61,000	$63	30
735 Clearview Ave	0.67mi	3/1.0 (+1)	960 (+11%)	20mo	$110,000	$115	29

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $5,104
• Equity at exit: $11,183

10-year hold

• IRR: 16.3%
• Equity multiple: 2.39×
• Total profit: $29,271
• Equity at exit: $6,485

Cash invested: $21,000 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $967 high
• Mortgage (P&I): −$393
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $257

Break-even live

Break-even rent $642

Max offer price $75,000

Occupancy floor 68%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2264 5th St SW Unit 2266 Akron, OH	2.0	1.0	676	$750	$1.11	14d	1	0.53mi
2266 5th St SW Akron, OH	2.0	1.0	676	$750	$1.11	14d	1	0.53mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	21d	1	0.53mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	43d	1	0.62mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	23d	1	0.69mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	21d	1	0.87mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	43d	1	0.89mi
2047 20th St SW Akron, OH	2.0	1.0	624	$695	$1.11	23d	1	0.96mi
1035 Chester Ave Unit 1 Akron, OH	2.0	1.0	624	$900	$1.44	23d	1	1.03mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	43d	1	1.04mi
1035 Chester Ave Akron, OH	2.0	1.0	624	$900	$1.44	14d	1	1.04mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	43d	1	1.04mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	43d	1	1.06mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	43d	1	1.09mi
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	23d	1	1.11mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	43d	1	1.11mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	43d	1	1.15mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	23d	1	1.25mi
101 E Firestone Blvd Akron, OH	1.0	1.0	675	$881	$1.31	23d	6	1.25mi
1192 Harpster Ave Akron, OH	1.0	1.0	684	$868	$1.27	14d	1	1.31mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	23d	1	1.35mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	43d	1	1.40mi

Listing history 20 events

1. 2026-05-11
   status Pending 422-char remark

   Show marketing remark (422 chars)

   Located on a quiet dead-end street, this well-maintained 2 bedroom home offers comfort, simplicity, and great potential! The house features both a front and back porch, an eat-in kitchen, newer carpeting throughout, and a newer (2023) furnace. Whether you're looking for a comfortable place to call home or a solid investment opportunity, this property is a great option with it's low-maintenance appeal and tidy interior!

2. 2026-03-31
   status Active 422-char remark

   Show marketing remark (422 chars)

   Located on a quiet dead-end street, this well-maintained 2 bedroom home offers comfort, simplicity, and great potential! The house features both a front and back porch, an eat-in kitchen, newer carpeting throughout, and a newer (2023) furnace. Whether you're looking for a comfortable place to call home or a solid investment opportunity, this property is a great option with it's low-maintenance appeal and tidy interior!

3. 2026-03-18
   status Pending 422-char remark

   Show marketing remark (422 chars)

   Located on a quiet dead-end street, this well-maintained 2 bedroom home offers comfort, simplicity, and great potential! The house features both a front and back porch, an eat-in kitchen, newer carpeting throughout, and a newer (2023) furnace. Whether you're looking for a comfortable place to call home or a solid investment opportunity, this property is a great option with it's low-maintenance appeal and tidy interior!

4. 2026-03-12
   listed $75,000 Active 422-char remark

   Show marketing remark (422 chars)

   Located on a quiet dead-end street, this well-maintained 2 bedroom home offers comfort, simplicity, and great potential! The house features both a front and back porch, an eat-in kitchen, newer carpeting throughout, and a newer (2023) furnace. Whether you're looking for a comfortable place to call home or a solid investment opportunity, this property is a great option with it's low-maintenance appeal and tidy interior!

5. 2018-10-17
   soldstatus $28,500 Sold 792-char remark

   Show marketing remark (792 chars)

   Cute as a button and just a stones throw from Summit Lake. Private dead-end street with well maintained and mostly owner-occupied homes. Everyone looks out for each other, the kind of neighborhood we all would enjoy. This is a great starter or a turn-key investment. Recent updates include new interior paint and new carpet in the living room and bedrooms. The dining area is open to the kitchen allowing for room to cook and eat. The basement has been waterproofed and has sump pump, has a 220 outlet for electric dryer, sink, and 100 amp breakers. There's a high efficient Trane furnace and central air, rare amenities for a house in this price range. There are also newer front and rear doors and newer windows. Previously had been rented for $600. Don't delay, this one is priced to move!

6. 2018-10-12
   status Pending 792-char remark

   Show marketing remark (792 chars)

   Cute as a button and just a stones throw from Summit Lake. Private dead-end street with well maintained and mostly owner-occupied homes. Everyone looks out for each other, the kind of neighborhood we all would enjoy. This is a great starter or a turn-key investment. Recent updates include new interior paint and new carpet in the living room and bedrooms. The dining area is open to the kitchen allowing for room to cook and eat. The basement has been waterproofed and has sump pump, has a 220 outlet for electric dryer, sink, and 100 amp breakers. There's a high efficient Trane furnace and central air, rare amenities for a house in this price range. There are also newer front and rear doors and newer windows. Previously had been rented for $600. Don't delay, this one is priced to move!

7. 2018-09-21
   historical Contingent 792-char remark

   Show marketing remark (792 chars)

   Cute as a button and just a stones throw from Summit Lake. Private dead-end street with well maintained and mostly owner-occupied homes. Everyone looks out for each other, the kind of neighborhood we all would enjoy. This is a great starter or a turn-key investment. Recent updates include new interior paint and new carpet in the living room and bedrooms. The dining area is open to the kitchen allowing for room to cook and eat. The basement has been waterproofed and has sump pump, has a 220 outlet for electric dryer, sink, and 100 amp breakers. There's a high efficient Trane furnace and central air, rare amenities for a house in this price range. There are also newer front and rear doors and newer windows. Previously had been rented for $600. Don't delay, this one is priced to move!

8. 2018-09-10
   listed $29,900 Active 792-char remark

   Show marketing remark (792 chars)

   Cute as a button and just a stones throw from Summit Lake. Private dead-end street with well maintained and mostly owner-occupied homes. Everyone looks out for each other, the kind of neighborhood we all would enjoy. This is a great starter or a turn-key investment. Recent updates include new interior paint and new carpet in the living room and bedrooms. The dining area is open to the kitchen allowing for room to cook and eat. The basement has been waterproofed and has sump pump, has a 220 outlet for electric dryer, sink, and 100 amp breakers. There's a high efficient Trane furnace and central air, rare amenities for a house in this price range. There are also newer front and rear doors and newer windows. Previously had been rented for $600. Don't delay, this one is priced to move!

9. 2018-04-17
   historical
10. 2017-10-17
    listed $34,900 Active
11. 2015-01-15
    historical
12. 2014-07-15
    listed $36,900
13. 2011-10-31
    soldstatus $9,000
14. 2011-10-06
    listed $10,000
15. 2011-09-21
    historical
16. 2011-06-27
    listed $12,000
17. 2004-05-28
    soldstatus $32,000
18. 2004-05-28
    soldstatus $32,000
19. 2004-05-14
    historical
20. 2004-02-14
    listed $39,900

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$91/yr (+$8/mo · 9.2%)

ⓘ 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: $11,601
• − Mortgage interest: −$4,201
• − Property taxes: −$989
• − Insurance: −$375
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$2,182
• Taxable income: $1,999
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $2,602/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

+88.0% since first listed

20 events — show timeline

• 2026-05-11 Pending — MLSNOW
• 2026-03-31 Relisted — MLSNOW
• 2026-03-18 Pending — MLSNOW
• 2026-03-12 Listed $75,000 MLSNOW
• 2018-10-17 Sold (MLS) $28,500 MLSNOW
• 2018-10-12 Pending — MLSNOW
• 2018-09-21 Contingent — MLSNOW
• 2018-09-10 Listed $29,900 MLSNOW
• 2018-04-17 Listing Removed — MLSNOW
• 2017-10-17 Listed $34,900 MLSNOW
• 2015-01-15 Listing Removed — MLSNOW
• 2014-07-15 Listed $36,900 MLSNOW
• 2011-10-31 Sold (MLS) $9,000 MLSNOW
• 2011-10-06 Listed $10,000 MLSNOW
• 2011-09-21 Listing Removed — MLSNOW
• 2011-06-27 Listed $12,000 MLSNOW
• 2004-05-28 Sold (Public Records) $32,000 Public Records
• 2004-05-28 Sold (MLS) $32,000 MLSNOW
• 2004-05-14 Listing Removed — MLSNOW
• 2004-02-14 Listed $39,900 MLSNOW

Property tax history

+1.4%/yr

Latest (2025): $989 · -1.8% YoY. Source: county tax records.