320 Para Ave · Akron, OH 44305

$114,900

3 bd · 1.0 ba · 1,498 sqft · SingleFamily public records · 44 Days on market

Built 1918 5,488 sqft lot $77/sqft · 25% above area Est $92k · 25% over

---

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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.9/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Classic colonial with covered front front. Renovated kitchen, dining, and bathroom. New carpet in all bedrooms on the second floor. 5th bedroom is on attic level. Home is close to parks and highways.

Key facts

• Close to parks
• New carpet
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• NEW CARPET
• CLOSE TO PARKS
• CLOSE TO HIGHWAYS

Property features AI

Exterior

• Parking: Driveway (unpaved); 1-car garage
• Utilities: Public water; Public sewer
• Home design: 3-story residence; Aluminum siding exterior; Asphalt/fiberglass roof
• Construction: Aluminum siding construction; Asphalt/fiberglass roof; Built (year from public records)
• Exterior features: Deck; Privacy fencing; Lot roughly 55 x 100

Interior

• Kitchen: Kitchen with linoleum flooring
• Bedrooms: Bedrooms on second and third levels (multiple bedrooms across levels)
• Flooring: Wood flooring in living and dining rooms; Carpet in several bedrooms; Linoleum in kitchen and bathroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+4.5%/yr); 101 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 31% of the median local income ($53k/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 $794 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 + 4.5% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 28y 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 $60k; list at $115k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1918 — 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: 1.19% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 7.0

CMA / ARV

• ARV (median comp): $92,000
• List price: $114,900
• Delta: 24.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Para Ave	0.02mi	3/1.0	1,613 (+8%)	5mo	$96,000	$60	82
1442 Hillside Ter	0.21mi	3/1.5	1,533 (+2%)	3mo	$70,000	$46	82
1438 Newton St	0.17mi	4/1.0 (+1)	1,429 (-5%)	2mo	$90,000	$63	78
1591 Pilgrim St	0.43mi	3/1.5	1,408 (-6%)	2mo	$122,000	$87	66
1265 Newton St	0.22mi	4/1.5 (+1)	1,641 (+10%)	2mo	$80,000	$49	65
1529 Pilgrim St	0.31mi	3/1.0	1,680 (+12%)	1mo	$153,000	$91	64
1773 Marks Ave	0.62mi	3/2.0	1,472 (-2%)	4mo	$136,700	$93	60
1598 Pilgrim St	0.44mi	3/1.0	1,352 (-10%)	5mo	$117,500	$87	59
1604 Hampton Rd	0.52mi	3/1.0	1,348 (-10%)	4mo	$132,500	$98	56
465 Saint Leger Ave	0.73mi	3/1.0	1,412 (-6%)	3mo	$122,500	$87	54
1113 Smithfarm Ave	0.58mi	3/1.5	1,296 (-14%)	2mo	$130,000	$100	46
1837 Marks Ave	0.73mi	3/2.0	1,330 (-11%)	3mo	$156,000	$117	40

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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $843
• Equity at exit: $17,132

10-year hold

• IRR: 11.8%
• Equity multiple: 2.00×
• Total profit: $32,099
• Equity at exit: $9,934

Cash invested: $32,172 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$603
• Tax from tax record: −$160 /mo · $1,918/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $272

Break-even live

Break-even rent $1,026

Max offer price $114,900

Occupancy floor 75%

Sensitivity live

Price	-10% $337	-5% $304	+0% $272	+5% $239	+10% $207
Rent	-10% $164	-5% $218	+0% $272	+5% $326	+10% $380
Rate	-1.0pp $330	-0.5pp $301	base $272	+0.5pp $242	+1.0pp $212

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1395 Goodyear Blvd Akron, OH	3.0	1.5	1542	$1,450	$0.94	44d	1	0.08mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	44d	1	0.11mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	24d	1	0.15mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	24d	1	0.19mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	44d	1	0.26mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	15d	1	0.31mi
1598 Pilgrim St Akron, OH	3.0	1.0	1352	$1,550	$1.15	44d	1	0.44mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	44d	1	0.56mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	24d	1	0.61mi
589 Eastland Ave Akron, OH	3.0	1.5	1345	$1,300	$0.97	44d	1	0.68mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	44d	1	0.71mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	24d	1	0.74mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	44d	1	0.82mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	44d	1	0.83mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	44d	1	0.85mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	44d	1	0.88mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	24d	1	0.94mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	24d	1	0.94mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	44d	1	0.95mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	15d	1	0.95mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	24d	1	0.95mi
248 Malacca St Akron, OH	3.0	2.0	1854	$1,350	$0.73	44d	1	0.96mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	0.97mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	24d	1	1.00mi
1280 7th Ave Akron, OH	2.0	1.0	1152	$1,200	$1.04	15d	1	1.05mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	24d	1	1.08mi
497 Lucy St Akron, OH	4.0	1.0	1600	$1,500	$0.94	44d	1	1.11mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	24d	1	1.12mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	44d	1	1.12mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	45d	1	1.18mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	24d	1	1.18mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	44d	1	1.20mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	44d	1	1.32mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	15d	1	1.34mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	44d	1	1.35mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	44d	1	1.35mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	44d	1	1.36mi
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	15d	1	1.41mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	44d	1	1.43mi

Listing history 43 events

1. 2026-06-21
   days on market $114,900 Active 44 DOM
2. 2026-06-18
   days on market $114,900 Active 41 DOM
3. 2026-06-17
   days on market $114,900 Active 40 DOM
4. 2026-06-16
   days on market $114,900 Active 39 DOM
5. 2026-06-15
   days on market $114,900 Active 38 DOM
6. 2026-06-14
   days on market $114,900 Active 36 DOM
7. 2026-06-13
   days on market $114,900 Active 35 DOM
8. 2026-06-10
   days on market $114,900 Active 33 DOM
9. 2026-06-09
   days on market $114,900 Active 32 DOM
10. 2026-06-08
    days on market $114,900 Active 31 DOM
11. 2026-06-07
    days on market $114,900 Active 30 DOM
12. 2026-06-05
    days on market $114,900 Active 27 DOM
13. 2026-06-03
    days on market $114,900 Active 26 DOM
14. 2026-06-02
    days on market $114,900 Active 25 DOM
15. 2026-06-01
    days on market $114,900 Active 24 DOM
16. 2026-05-31
    days on market $114,900 Active 23 DOM
17. 2026-05-31
    days on market $114,900 Active 22 DOM
18. 2026-05-08
    listed $114,900 Active 199-char remark
19. 2026-04-30
    historical
20. 2026-04-10
    price $119,900
21. 2026-03-20
    price $124,900
22. 2026-02-18
    listed $129,900 Active
23. 2023-08-26
    price $47,900
24. 2020-11-04
    price $47,900
25. 2020-08-25
    price $47,900
26. 2007-07-31
    soldstatus $60,000
27. 2006-10-31
    historical
28. 2006-04-21
    listed $69,500
29. 2006-04-07
    historical
30. 2005-10-07
    listed $79,900
31. 2003-04-15
    historical
32. 2002-10-15
    listed $79,900
33. 2001-01-30
    soldstatus $70,000
34. 2000-11-22
    listed $76,000
35. 1998-11-13
    soldstatus $46,900
36. 1998-09-30
    historical
37. 1998-09-30
    price $82,900
38. 1998-09-30
    price $82,900
39. 1998-09-30
    price $82,900
40. 1998-06-14
    listed $47,900
41. 1992-07-16
    soldstatus $21,500
42. 1987-01-20
    soldstatus $18,500
43. 1986-10-08
    soldstatus $18,500

ⓘ 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: $1,918 · $160/mo
• Projected year-2 tax: $1,918 · $160/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: $16,438
• − Mortgage interest: −$6,436
• − Property taxes: −$1,918
• − Insurance: −$574
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$3,343
• Taxable income: $1,537
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $2,894/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): 21,103
• Household income: $52,768
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1021.0

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 0.57)
• Race & ethnicity: White 62% Black 20% Two or more races 12% Asian 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · India, Philippines, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Other Indo-European 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: ▼ -140.39%
• Current HPI: 190.6223
• Rent YoY: ▲ 4.51%
• 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

+521.1% since first listed

26 events — show timeline

• 2026-05-08 Listed $114,900 MLSNOW
• 2026-04-30 Listing Removed — MLSNOW
• 2026-04-10 Price Changed $119,900 MLSNOW
• 2026-03-20 Price Changed $124,900 MLSNOW
• 2026-02-18 Listed $129,900 MLSNOW
• 2023-08-26 Price Changed $47,900 MLSNOW
• 2020-11-04 Price Changed $47,900 MLSNOW
• 2020-08-25 Price Changed $47,900 MLSNOW
• 2007-07-31 Sold (Public Records) $60,000 Public Records
• 2006-10-31 Listing Removed — MLSNOW
• 2006-04-21 Listed $69,500 MLSNOW
• 2006-04-07 Listing Removed — MLSNOW
• 2005-10-07 Listed $79,900 MLSNOW
• 2003-04-15 Listing Removed — MLSNOW
• 2002-10-15 Listed $79,900 MLSNOW
• 2001-01-30 Sold (Public Records) $70,000 Public Records
• 2000-11-22 Listed $76,000 MLSNOW
• 1998-11-13 Sold (Public Records) $46,900 Public Records
• 1998-09-30 Price Changed $82,900 MLSNOW
• 1998-09-30 Price Changed $82,900 MLSNOW
• 1998-09-30 Price Changed $82,900 MLSNOW
• 1998-09-30 Listing Removed — MLSNOW
• 1998-06-14 Listed $47,900 MLSNOW
• 1992-07-16 Sold (Public Records) $21,500 Public Records
• 1987-01-20 Sold (Public Records) $18,500 Public Records
• 1986-10-08 Sold (Public Records) $18,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,918 · -71.0% YoY. Source: county tax records.