310 Vaniman St · Akron, OH 44305

$99,900

4 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 29 Days on market

Built 1918 0.34 ac lot Est $141k · 29% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in Goodyear Heights on this 4 bedroom 2 full bath brick colonial. This one is located on a large . 344 acre city lot that was once 3 separate lots, so possible that there are 2 buildable lots, build an extra garage or just have a larger yard. Exterior also offers a one car garage with concrete floor, good size back deck with a fenced rear yard. This unit has many possibilities from extra buildable lots, or set up as an in-law suite/multifamily unit. Currently used as a single family home, but upstairs has a large bedroom, full bath, and two extra bedrooms but are being used as a kitchen/living room. First floor updated with new flooring, paint and appliances. Washer/dryer

Key facts

• In-law suite
• One car garage
• Large city lot

Tags

• LARGE CITY LOT
• ONE CAR GARAGE
• BACK DECK
• FENCED REAR YARD
• IN-LAW SUITE
• MULTIFAMILY UNIT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 28 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 34% 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 $691 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $100k implies a 455% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.48% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.60%
• DSCR: 1.74
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $140,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Para Ave	0.03mi	3/1.0 (-1)	1,613 (-0%)	5mo	$96,000	$60	85
296 Kryder Ave	0.15mi	4/2.0	1,724 (+6%)	1mo	$94,000	$55	82
1265 Newton St	0.26mi	4/1.5	1,641 (+1%)	2mo	$80,000	$49	82
278 Shawnee Path	0.23mi	5/2.0 (+1)	1,622 (+0%)	6mo	$175,000	$108	79
1442 Hillside Ter	0.18mi	3/1.5 (-1)	1,533 (-5%)	3mo	$70,000	$46	73
1529 Pilgrim St	0.27mi	3/1.0 (-1)	1,680 (+4%)	1mo	$153,000	$91	71
1438 Newton St	0.14mi	4/1.0	1,429 (-12%)	2mo	$90,000	$63	68
1581 Hillside Ter	0.37mi	5/3.0 (+1)	1,495 (-8%)	3mo	$141,500	$95	59
1591 Pilgrim St	0.39mi	3/1.5 (-1)	1,408 (-13%)	2mo	$122,000	$87	51
204 Morningview Ave	0.71mi	3/2.0 (-1)	1,726 (+6%)	3mo	$225,000	$130	49
1773 Marks Ave	0.58mi	3/2.0 (-1)	1,472 (-9%)	4mo	$136,700	$93	49
465 Saint Leger Ave	0.69mi	3/1.0 (-1)	1,412 (-13%)	3mo	$122,500	$87	35

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: 9.6%
• Equity multiple: 1.39×
• Total profit: $10,827
• Equity at exit: $14,895

10-year hold

• IRR: 20.1%
• Equity multiple: 2.83×
• Total profit: $51,166
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$524
• Tax from tax record: −$218 /mo · $2,622/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $387

Break-even live

Break-even rent $992

Max offer price $99,900

Occupancy floor 69%

Sensitivity live

Price	-10% $444	-5% $415	+0% $387	+5% $359	+10% $330
Rent	-10% $270	-5% $328	+0% $387	+5% $446	+10% $504
Rate	-1.0pp $437	-0.5pp $412	base $387	+0.5pp $361	+1.0pp $335

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 28 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	0.05mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	24d	1	0.15mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	44d	1	0.16mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	24d	1	0.18mi
1598 Pilgrim St Akron, OH	3.0	1.0	1352	$1,550	$1.15	44d	1	0.38mi
1147 Newton St Akron, OH	3.0	2.0	1932	$1,250	$0.65	21d	1	0.49mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	44d	1	0.56mi
578 Plum St Akron, OH	3.0	1.0	1920	$1,250	$0.65	24d	1	0.61mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	24d	1	0.65mi
589 Eastland Ave Akron, OH	3.0	1.5	1345	$1,300	$0.97	44d	1	0.67mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	44d	1	0.76mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	44d	1	0.90mi
248 Malacca St Akron, OH	3.0	2.0	1854	$1,350	$0.73	44d	1	0.91mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	24d	1	0.98mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	44d	1	1.00mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	15d	1	1.00mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	24d	1	1.00mi
1076 Ackley St Akron, OH	4.0	2.0	1998	$2,000	$1.00	15d	1	1.00mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	1.01mi
1617 Osage Ave Akron, OH	3.0	1.0	1953	$1,075	$0.55	14d	1	1.08mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	24d	1	1.13mi
497 Lucy St Akron, OH	4.0	1.0	1600	$1,500	$0.94	44d	1	1.15mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	24d	1	1.22mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	44d	1	1.24mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	14d	1	1.31mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	44d	1	1.39mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	44d	1	1.39mi
435 Margaret St Akron, OH	4.0	2.0	1900	$1,450	$0.76	44d	1	1.50mi

Listing history 3 events

1. 2026-02-12
   status Pending
2. 2026-01-14
   listed $99,900 Active
3. 1986-05-15
   soldstatus $18,000

ⓘ 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: $2,622 · $218/mo
• Projected year-2 tax: $2,622 · $218/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: $17,787
• − Mortgage interest: −$5,596
• − Property taxes: −$2,622
• − Insurance: −$500
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$2,906
• Taxable income: $3,318
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $3,848/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

+455.0% since first listed

3 events — show timeline

• 2026-02-12 Pending — MLSNOW
• 2026-01-14 Listed $99,900 MLSNOW
• 1986-05-15 Sold (Public Records) $18,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,622 · +30.5% YoY. Source: county tax records.