715 Wall St · Akron, OH 44310

$125,000

4 bd · 1.0 ba · 1,669 sqft · SingleFamily public records · 6 Days on market

Built 1916 Est $145k · 14% under

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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 +21.9/30.0
• ARV discount +13.8/15.0
• DSCR +7.0/10.0
• 1% rule +5.6/10.0
• 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

3 story colonial in North Hill area. 3 great bedrooms with large closets, dining room with a window seat, kitchen with all appliances, living room with a hand crafted cherry woodwork banister. There is beautiful cherry woodwork throughout the house. A bonus room on the third level could be a library/study, another bedroom, children& apos; s playroom. The main bathroom has a jacuzzi tub with a separate shower. 12 course basement, half bath in basement has a toilet and sink, and is plumbed for a shower. New cement driveway leads to a 2 car detached garage.

Key facts

• Window seat
• Bonus room
• Separate shower

Tags

• WINDOW SEAT
• HAND CRAFTED CHERRY WOODWORK
• BONUS ROOM
• JACUZZI TUB
• SEPARATE SHOWER
• 12 COURSE BASEMENT

Property features AI

Exterior

• Home design: Built in 1916
• Construction: 1916 construction
• Exterior features: Located in the North Hill subdivision

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.2% vs local median 6.6% in Akron — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+4.8%/yr); 86 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $864 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1916 — 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: 1.06% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $145,203
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Carpenter St	0.25mi	3/1.5 (-1)	1,580 (-5%)	2mo	$155,000	$98	70
49 W Salome Ave	0.49mi	4/1.0	1,588 (-5%)	2mo	$95,000	$60	68
748 Chalker St	0.11mi	5/2.0 (+1)	1,829 (+10%)	3mo	$160,000	$87	68
355 Cuyahoga St	0.45mi	3/1.5 (-1)	1,696 (+2%)	3mo	$130,000	$77	67
28 W Salome Ave	0.47mi	3/1.0 (-1)	1,570 (-6%)	2mo	$60,000	$38	62
533 Cuyahoga St	0.41mi	3/1.0 (-1)	1,544 (-8%)	4mo	$113,000	$73	60
717 Columbia Ave	0.59mi	3/2.5 (-1)	1,572 (-6%)	1mo	$163,000	$104	51
468 Delmar Ave	0.74mi	3/1.0 (-1)	1,601 (-4%)	5mo	$141,000	$88	49
310 Ontario St	0.64mi	3/2.5 (-1)	1,512 (-9%)	5mo	$225,000	$149	39
1085 Chalker St	0.71mi	5/1.5 (+1)	1,866 (+12%)	2mo	$150,490	$81	38
958 Woodward Ave	0.60mi	3/1.5 (-1)	1,439 (-14%)	6mo	$115,000	$80	37
1076 Chalker St	0.69mi	4/1.5	1,427 (-14%)	5mo	$165,000	$116	37

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,219
• Equity at exit: $18,638

10-year hold

• IRR: 7.7%
• Equity multiple: 1.63×
• Total profit: $22,181
• Equity at exit: $10,808

Cash invested: $35,000 (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 44310

• Rents YoY: 4.8%
• Active inventory: 86
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$656
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $197

Break-even live

Break-even rent $1,074

Max offer price $125,000

Occupancy floor 80%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Carpenter St Akron, OH	3.0	1.0	1056	$1,100	$1.04	23d	1	0.23mi
835 Carlysle St Akron, OH	3.0	1.0	1152	$1,250	$1.09	43d	1	0.23mi
15 W York St Akron, OH	3.0	1.0	1178	$1,150	$0.98	21d	1	0.34mi
570 Dayton St Akron, OH	3.0	1.0	1140	$1,350	$1.18	14d	1	0.51mi
559 Dayton St Akron, OH	3.0	1.0	1200	$1,200	$1.00	43d	1	0.54mi
265 Cranz Pl Akron, OH	4.0	1.0	1376	$1,300	$0.94	43d	1	0.66mi
649 Patterson Ave Unit B Akron, OH	3.0	1.0	1200	$900	$0.75	43d	1	0.74mi
1180 Murray Ave Akron, OH	3.0	2.0	1340	$1,175	$0.88	21d	1	1.12mi
1358 N Howard St Akron, OH	4.0	2.0	2100	$1,800	$0.86	14d	1	1.17mi
207 Crosby St Akron, OH	4.0	1.0	1200	$1,395	$1.16	43d	1	1.31mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	43d	1	1.35mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	14d	1	1.45mi

Listing history 5 events

1. 2026-06-15
   days on market $125,000 Active 6 DOM
2. 2026-06-14
   days on market $125,000 Active 4 DOM
3. 2026-06-13
   days on market $125,000 Active 3 DOM
4. 2026-06-10
   remarks 560-char remark
5. 2026-06-10
   listed $125,000 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: $1,694 · $141/mo
• Projected year-2 tax: $1,822 · $152/mo
• Expected delta: +$128/yr (+$11/mo · 7.5%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,888
• − Mortgage interest: −$7,002
• − Property taxes: −$1,694
• − Insurance: −$625
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$3,636
• Taxable income: $388
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $2,273/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): 25,496
• Household income: $41,066
• Rent vs Own: 60.7% rent · 39.3% own
• Severe rent burden: 2058.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 40% Black 25% Asian 20% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, India, Philippines
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 7% Other Asian/Pacific 6%

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: ▼ -194.41%
• Current HPI: 203.4431
• Rent YoY: ▲ 4.82%
• 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

+123.6% since first listed

7 events — show timeline

• 2026-06-09 Listed $125,000 FSBO.com
• 2015-12-10 Listing Removed — MLSNOW
• 2015-09-14 Price Changed $45,000 MLSNOW
• 2015-09-14 Relisted — MLSNOW
• 2015-09-10 Listing Removed — MLSNOW
• 2015-08-17 Price Changed $50,900 MLSNOW
• 2015-06-11 Listed $55,900 MLSNOW

Property tax history

+12.6%/yr

Latest (2025): $1,694 · +0.1% YoY. Source: county tax records.