112 Burton Ave · Akron, OH 44302

$69,900

4 bd · 2.0 ba · 2,471 sqft · SingleFamily public records · 18 Days on market

Built 1917 4,678 sqft lot $28/sqft · 65% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Amazing Investment Opportunity!! Huge Akron Colonial needing finishing touches! All windows appear newer and appear recently replaced. Furnace and Hot Water Tank appear newer as well. The interior of the property is down to studs and subfloor and appears to be a rehab project that was never completed. Great floor plan and huge rooms. An amazing home awaits on the other side of this rehab project. Make your appointment today!

Key facts

• Huge rooms
• Newer furnace
• Newer hot water tank

Tags

• NEWER WINDOWS
• NEWER FURNACE
• NEWER HOT WATER TANK
• GREAT FLOOR PLAN
• HUGE ROOMS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 3-story building
• Construction: Frame construction; Asphalt/fiberglass roof
• Exterior features: Lot recorded as approximately 0.1074 acres; Property listed as fixer condition

Interior

• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating; Gas heating; Fireplace(s) provide supplemental heat
• Interior features: Full unfinished basement; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.3% 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.
• Zoned schools: Crouse Community Learning Center (math 2% / reading 17%, grade F, #1,471 of 1,584 statewide, top 95%, 393 students, 0% FRL); National Inventors Hall of Fame School Center For Stem (math 45% / reading 56%, grade C, #413 of 654 statewide, top 63%, 406 students, 0% FRL); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 47% at this address vs 26% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 27 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 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 + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — 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: 2.77% ✓
• Cap rate: 24.28%
• Cash-on-cash: 64.25%
• DSCR: 3.86
• GRM: 3.0

CMA / ARV

• ARV (median comp): $216,315
• List price: $69,900
• Delta: -67.69%
• 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
25 N Rose Blvd	0.38mi	4/3.0	2,530 (+2%)	9mo	$345,000	$136	66
100 Corson Ave	0.22mi	4/2.0	2,139 (-13%)	3mo	$210,000	$98	65
159 Storer Ave	0.21mi	3/3.5 (-1)	2,306 (-7%)	5mo	$337,000	$146	64
113 N Highland Ave	0.55mi	4/2.0	2,571 (+4%)	5mo	$225,500	$88	64
136 Conger Ave	0.48mi	5/2.5 (+1)	2,313 (-6%)	5mo	$230,000	$99	56
419 Dorchester Rd	0.57mi	4/3.0	2,283 (-8%)	8mo	$319,590	$140	50
460 S Rose Blvd	0.49mi	4/2.0	2,740 (+11%)	11mo	$256,500	$94	50
956 Wye Dr	0.62mi	3/1.5 (-1)	2,333 (-6%)	7mo	$282,500	$121	49
80 Clemmer Ave	0.75mi	4/2.0	2,272 (-8%)	5mo	$295,000	$130	48
229 Metz Ave	0.69mi	4/2.5	2,702 (+9%)	10mo	$346,000	$128	42
215 Casterton Ave	0.65mi	4/2.5	2,770 (+12%)	8mo	$345,000	$125	41
571 Crestview Ave	0.72mi	5/2.5 (+1)	2,746 (+11%)	4mo	$235,000	$86	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 63.4%
• Equity multiple: 3.83×
• Total profit: $55,446
• Equity at exit: $10,422

10-year hold

• IRR: 67.8%
• Equity multiple: 7.86×
• Total profit: $134,344
• Equity at exit: $6,044

Cash invested: $19,572 (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 44302

• Active inventory: 27
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $1,048

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 41%

Sensitivity live

Price	-10% $1,096	-5% $1,072	+0% $1,048	+5% $1,024	+10% $1,000
Rent	-10% $895	-5% $971	+0% $1,048	+5% $1,124	+10% $1,201
Rate	-1.0pp $1,083	-0.5pp $1,066	base $1,048	+0.5pp $1,030	+1.0pp $1,011

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	25d	6	0.29mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	45d	1	0.37mi
25 N Rose Blvd Unit 1496095P Akron, OH	4.0	2.5	1603	$9,078	$5.66	23d	1	0.38mi
91 N Portage Path Akron, OH	4.0	2.5	2713	$2,260	$0.83	45d	1	0.44mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	23d	1	0.53mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	16d	1	0.87mi
686 East Ave Akron, OH	4.0	2.0	2032	$1,700	$0.84	45d	1	1.10mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	45d	1	1.21mi
258 W Market St Unit 1496040P Akron, OH	4.0	3.0	3207	$3,567	$1.11	16d	1	1.37mi

Listing history 7 events

1. 2026-05-01
   listed $69,900 Active 428-char remark
2. 2024-01-26
   historical
3. 2024-01-10
   listed $84,999 Active
4. 2023-02-22
   soldstatus $59,762
5. 2006-12-27
   soldstatus $70,000
6. 1987-08-13
   soldstatus $25,900
7. 1980-03-26
   soldstatus $20,750

ⓘ 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 ≥97°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: $23,256
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$2,033
• Taxable income: $12,188
• Est. tax owed @ 24.0%: −$2,925
• After-tax cash flow: $9,650/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): 5,474
• Household income: $42,400
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 372.0

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 0.62)
• Race & ethnicity: White 51% Black 34% Two or more races 8% Asian 4% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Romanian 3% Lithuanian 2%
• Foreign-born: 7% · India, Canada
• Languages at home: 95% English-only · German/W. Germanic 2% 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: ▼ -127.53%
• Current HPI: 209.7327
• 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

+236.9% since first listed

8 events — show timeline

• 2026-05-20 Pending — MLSNOW
• 2026-05-01 Listed $69,900 MLSNOW
• 2024-01-26 Listing Removed — MLSNOW
• 2024-01-10 Listed $84,999 MLSNOW
• 2023-02-22 Sold (Public Records) $59,762 Public Records
• 2006-12-27 Sold (Public Records) $70,000 Public Records
• 1987-08-13 Sold (Public Records) $25,900 Public Records
• 1980-03-26 Sold (Public Records) $20,750 Public Records

Property tax history

+6.8%/yr

Latest (2025): $3,662 · -15.1% YoY. Source: county tax records.