1722 Treetop Trl #11 · Akron, OH 44313

$73,000

2 bd · 2.0 ba · 756 sqft · Condo · 180 Days on market

Built 1984 Average condition $97/sqft · at area comps Est $72k · at est. $400/mo HOA · 31% of rent ↓ 17% since listing

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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 +21.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.0/15.0
• DSCR +6.9/10.0
• Schools +4.6/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in a serene, tree-lined setting, this inviting two-bedroom condo offers a full bath for each bedroom, providing comfort and privacy for residents and guests alike. The living area features a charming wood-burning stone fireplace, perfectly complemented by large windows that fill the space with abundant natural light and scenic views of the surrounding greenery. Enjoy the convenience of in-unit laundry, complete with a washer and dryer, as well as a one-car garage equipped with an automatic opener. Ideally located just minutes from popular restaurants and shopping, this condo also places you close to the trails and outdoor recreation of Cuyahoga Valley National Park—perfect for hiking, biking, and nature lovers. A wonderful blend of peaceful surroundings and everyday convenience. A true winter retreat waiting for you.

Key facts

• One car garage
• Outdoor recreation
• In unit laundry

Tags

• WOOD BURNING STONE FIREPLACE
• IN UNIT LAUNDRY
• ONE CAR GARAGE
• SCENIC VIEWS
• CLOSE TO TRAILS
• OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $73k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Woodridge Local (rural): math 49% / reading 59% proficiency, ranked #379 of 656 in OH (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.0%/yr); 129 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $505 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 + 8.0% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $64,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.76% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 4.7

CMA / ARV

• ARV (median comp): $72,222
• List price: $73,000
• Delta: 1.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.98% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.11×
• Total profit: $2,286
• Equity at exit: $10,885

10-year hold

• IRR: 18.5%
• Equity multiple: 3.10×
• Total profit: $42,973
• Equity at exit: $6,312

Cash invested: $20,440 (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 44313

• Rents YoY: 8.0%
• Active inventory: 129
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,286 high
• Mortgage (P&I): −$383
• Tax est. 1.5%: −$91 /mo · $1,095/yr
• Insurance: −$30
• HOA: −$400
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $111

Break-even live

Break-even rent $1,145

Max offer price $73,000

Occupancy floor 86%

Sensitivity live

Price	-10% $162	-5% $136	+0% $111	+5% $86	+10% $61
Rent	-10% $10	-5% $60	+0% $111	+5% $162	+10% $213
Rate	-1.0pp $148	-0.5pp $130	base $111	+0.5pp $92	+1.0pp $73

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1553 Treetop Trl Akron, OH	1.0–3.0	1.0–2.0	962	$1,060	$1.10	13d	1	0.08mi
1761 E Waterford Ct Akron, OH	1.0–4.0	1.0–2.0	975	$1,321	$1.36	3d	8	0.27mi
1738 Northampton Rd Akron, OH	2.0	1.5–2.0	1000	$1,754	$1.75	14d	5	0.62mi
1765 Merriman Rd Apt 300 Akron, OH	1.0	1.0	698	$1,295	$1.86	15d	1	0.74mi
1735 Merriman Rd Unit 205 Akron, OH	1.0	1.0	687	$1,295	$1.89	45d	1	0.74mi
1679 Hampton Knoll Dr Akron, OH	1.0–3.0	1.0–2.0	972	$1,158	$1.19	13d	1	0.77mi
1765 Merriman Rd Unit 100 Akron, OH	2.0	1.0	905	$1,419	$1.57	15d	1	0.79mi
1551 Timber Trl Akron, OH	1.0–3.0	1.0–2.0	1184	$1,200	$1.01	3d	206	1.21mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $73,000 Active 180 DOM
2. 2026-06-16
   days on market $73,000 Active 178 DOM
3. 2026-06-13
   days on market $73,000 Active 177 DOM
4. 2026-06-10
   days on market $73,000 Active 175 DOM
5. 2026-06-09
   days on market $73,000 Active 174 DOM
6. 2026-06-08
   days on market $73,000 Active 173 DOM
7. 2026-06-07
   days on market $73,000 Active 172 DOM
8. 2026-06-03
   days on market $73,000 Active 168 DOM
9. 2026-06-02
   days on market $73,000 Active 167 DOM
10. 2026-06-01
    days on market $73,000 Active 166 DOM
11. 2026-05-31
    days on market $73,000 Active 165 DOM
12. 2026-05-31
    days on market $73,000 Active 164 DOM
13. 2026-03-07
    price $73,000 842-char remark

    Show marketing remark (842 chars)

    Nestled in a serene, tree-lined setting, this inviting two-bedroom condo offers a full bath for each bedroom, providing comfort and privacy for residents and guests alike. The living area features a charming wood-burning stone fireplace, perfectly complemented by large windows that fill the space with abundant natural light and scenic views of the surrounding greenery. Enjoy the convenience of in-unit laundry, complete with a washer and dryer, as well as a one-car garage equipped with an automatic opener. Ideally located just minutes from popular restaurants and shopping, this condo also places you close to the trails and outdoor recreation of Cuyahoga Valley National Park—perfect for hiking, biking, and nature lovers. A wonderful blend of peaceful surroundings and everyday convenience. A true winter retreat waiting for you.

14. 2025-12-17
    listed $78,000 Active 842-char remark

    Show marketing remark (842 chars)

    Nestled in a serene, tree-lined setting, this inviting two-bedroom condo offers a full bath for each bedroom, providing comfort and privacy for residents and guests alike. The living area features a charming wood-burning stone fireplace, perfectly complemented by large windows that fill the space with abundant natural light and scenic views of the surrounding greenery. Enjoy the convenience of in-unit laundry, complete with a washer and dryer, as well as a one-car garage equipped with an automatic opener. Ideally located just minutes from popular restaurants and shopping, this condo also places you close to the trails and outdoor recreation of Cuyahoga Valley National Park—perfect for hiking, biking, and nature lovers. A wonderful blend of peaceful surroundings and everyday convenience. A true winter retreat waiting for you.

15. 2025-12-11
    historical
16. 2025-10-31
    price $78,000
17. 2025-09-15
    price $83,000
18. 2025-08-18
    status Active
19. 2025-07-27
    status Pending
20. 2025-07-02
    listed $88,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥98°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: $15,429
• − Mortgage interest: −$4,089
• − Property taxes: −$1,095
• − Insurance: −$365
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − HOA: −$4,800
• − Depreciation: −$2,124
• Taxable income: $487
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $1,218/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This two-bedroom condo offers a good starting point with average condition, but requires some cosmetic updates to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom tiles — Signs of wear

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn carpet — New carpet improves comfort and adds value
• Both Replace worn kitchen cabinets — New cabinets update the kitchen and add value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom tiles · Signs of wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn carpet — New carpet improves comfort and adds value ↑
• Both Replace worn kitchen cabinets — New cabinets update the kitchen and add value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Woodridge Local
• NCES district ID: 3904997
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $52,564
• Composite: 46.31/100
• National rank: #2475
• State rank: #379 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): 26,631
• Household income: $75,671
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1193.0

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 (67%)
• Race & ethnicity: White 67% Black 22% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 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: ▼ -164.43%
• Current HPI: 208.6149
• Rent YoY: ▲ 7.98%
• 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

-17.0% since first listed

8 events — show timeline

• 2026-03-07 Price Changed $73,000 MLSNOW
• 2025-12-17 Listed $78,000 MLSNOW
• 2025-12-11 Listing Removed — MLSNOW
• 2025-10-31 Price Changed $78,000 MLSNOW
• 2025-09-15 Price Changed $83,000 MLSNOW
• 2025-08-18 Relisted — MLSNOW
• 2025-07-27 Pending — MLSNOW
• 2025-07-02 Listed $88,000 MLSNOW