916 Abington Rd · Sawyerwood, OH 44312

$119,000

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 38 Days on market

Built 1954 9,252 sqft lot Est $156k · 24% under

---

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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.8/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-Bedroom Ranch in the Heart of Springfield Township. Welcome home to this remodeled 3 bedroom, 1 bath ranch offering 1,204 sq ft of comfortable, single-floor living. Nestled on a peaceful street in Springfield Township, this property blends convenience, simplicity, and value. Step inside to a bright, welcoming layout with plenty of natural light and room to make the space your own. The home features brand-new central air and a new furnace, giving you peace of mind and year-round comfort from day one. Outside, you’ll find a spacious yard perfect for gardening, pets, or outdoor gatherings, along with a classic front porch that adds charm and curb appeal. Whether you're a first

Key facts

• Spacious yard
• New furnace
• Remodeled ranch

Tags

• REMODELED RANCH
• CENTRAL AIR
• NEW FURNACE
• SPACIOUS YARD
• CLASSIC FRONT PORCH
• GREAT LOCATION

Property features AI

Exterior

• Parking: Driveway; Attached or detached 1-car garage
• Utilities: Well water; Septic tank
• Home design: Single-story home; Above-grade living area approximately 1,205 finished square feet; Year built per public records
• Construction: Vinyl siding; Asphalt/fiberglass roof; Block foundation
• Exterior features: Front porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three main-level bedrooms (all on the first floor)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#277 in OH, #4,562 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities D+, schools F, commute F.
• Springfield Local (suburban): math 40% / reading 46% proficiency, ranked #512 of 656 in OH (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 137 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $823 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

• It's been on market 38 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $119k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1954 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.18% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $155,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2465 Ogden Ave	0.46mi	3/1.0 (+1)	1,176 (+6%)	6mo	$162,000	$138	58
2557 Ogden Ave	0.45mi	3/1.0 (+1)	1,156 (+5%)	11mo	$130,000	$112	57
601 Cora Ave	0.40mi	3/1.0 (+1)	1,227 (+11%)	2mo	$165,000	$134	56
515 Stetler Ave	0.51mi	3/1.0 (+1)	1,056 (-4%)	14mo	$130,000	$123	52
674 Stevenson Ave	0.38mi	3/1.0 (+1)	960 (-13%)	4mo	$163,000	$170	52
2461 Ogden Ave	0.47mi	3/2.0 (+1)	1,176 (+6%)	8mo	$158,500	$135	51
615 Ingalls Rd	0.72mi	3/1.0 (+1)	1,132 (+2%)	14mo	$220,000	$194	45
636 Woodstock Rd	0.70mi	2/1.0	960 (-13%)	7mo	$134,900	$141	40
2637 Leland Ave	0.60mi	3/1.5 (+1)	1,190 (+8%)	16mo	$90,000	$76	39
618 Woodstock Rd	0.71mi	3/2.0 (+1)	1,144 (+4%)	17mo	$200,000	$175	38
368 High Grove Blvd	0.70mi	3/2.0 (+1)	1,144 (+4%)	18mo	$173,000	$151	37
591 Ingalls Rd	0.75mi	3/1.5 (+1)	1,232 (+12%)	7mo	$214,500	$174	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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,701
• Equity at exit: $17,743

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $21,233
• Equity at exit: $10,289

Cash invested: $33,320 (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 44312

• Active inventory: 137
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$624
• Tax from tax record: −$158 /mo · $1,894/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $276

Break-even live

Break-even rent $1,053

Max offer price $119,000

Occupancy floor 75%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
931 Crestline Dr Akron, OH	3.0	1.0	976	$1,550	$1.59	14d	1	0.09mi
2948 Mogadore Rd Unit 5 Akron, OH	2.0	1.0	700	$975	$1.39	14d	1	1.29mi
2994 Mogadore Rd Akron, OH	2.0	1.0	715	$931	$1.30	23d	1	1.31mi
1920 Garden Ct S Akron, OH	2.0	1.0	800	$1,019	$1.27	14d	1	1.46mi
2620 Mogadore Rd Akron, OH	2.0	1.0	936	$1,250	$1.34	13d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $119,000 Active 38 DOM
2. 2026-06-17
   days on market $119,000 Active 37 DOM
3. 2026-06-16
   days on market $119,000 Active 36 DOM
4. 2026-06-15
   days on market $119,000 Active 35 DOM
5. 2026-06-15
   remarks 693-char remark
6. 2026-06-15
   listed $119,000 Active 34 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: $1,894 · $158/mo
• Projected year-2 tax: $1,894 · $158/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 ≥97°F today · 16 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: $16,817
• − Mortgage interest: −$6,666
• − Property taxes: −$1,894
• − Insurance: −$595
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$3,462
• Taxable income: $1,509
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $2,945/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: Springfield Local
• NCES district ID: 3905006
• Math proficiency: 40% ▼ -16.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $47,669
• Composite: 36.74/100
• National rank: #4588
• State rank: #512 of 656 in OH

Livability — Sawyerwood

• Score: 74/100
• State rank: #277
• US rank: #4562

Category grades

Amenities D+ Commute F Cost of living A+ Crime A Employment F Housing A- Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sawyerwood, OH
• County: Summit County · 440,783 people
• Metro: Akron, OH
• Population (ZIP): 30,280
• Household income: $65,480
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 483.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -203.00%
• Current HPI: 197.5988
• Rent YoY: —
• 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

+621.2% since first listed

6 events — show timeline

• 2026-06-09 Price Changed $119,000 MLSNOW
• 2026-05-26 Price Changed $129,900 MLSNOW
• 2026-05-11 Listed $139,900 MLSNOW
• 2009-06-26 Sold (Public Records) $50,000 Public Records
• 1997-01-31 Sold (Public Records) $14,000 Public Records
• 1989-03-03 Sold (Public Records) $16,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,894 · -1.9% YoY. Source: county tax records.