861 Tampa Ave · Akron, OH 44314

$59,900

3 bd · 1.0 ba · 903 sqft · SingleFamily public records · 6 Days on market

Built 1945 0.28 ac lot

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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 +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 861 Tampa Ave this 3 bedroom home has been completely updated throughout. Maintenance free vinyl siding & newer windows. Large wood deck looks out to private double lot. The inside offers updated kitchen, bath and new carpet. . Two generously sized bedrooms on second floor and third bedroom in lower level with walkout basement. This home is a must see, schedule your showing today. ..

Key facts

• Unique layout
• Double lot
• Detached garage

Tags

• UNIQUE LAYOUT
• DOUBLE LOT
• DETACHED GARAGE
• LIVING SPACE ON THREE LEVELS
• BUNGALOW-STYLE DESIGN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 16.2% 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 (+3.9%/yr); 104 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $414 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 + 3.9% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 33y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1945 — 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: 1.92% ✓
• Cap rate: 16.25%
• Cash-on-cash: 35.55%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $145,383
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
860 Sutherland Ave	0.38mi	3/1.0	936 (+4%)	5mo	$151,000	$161	72
2784 Conway St	0.30mi	4/1.5 (+1)	861 (-5%)	4mo	$92,000	$107	67
835 Carnegie Ave	0.47mi	4/1.0 (+1)	936 (+4%)	3mo	$172,000	$184	65
2832 Wingate Ave	0.44mi	3/1.0	840 (-7%)	4mo	$141,000	$168	64
1092 Sutherland Ave	0.56mi	3/1.0	936 (+4%)	5mo	$133,000	$142	64
2967 Millbrook St	0.64mi	3/1.0	936 (+4%)	2mo	$131,000	$140	62
636 Flora Ave	0.68mi	4/2.0 (+1)	903 (0%)	1mo	$163,000	$181	59
1240 W Waterloo Rd	0.59mi	3/2.0	960 (+6%)	1mo	$137,500	$143	57
957 Carnegie Ave	0.49mi	3/1.0	1,008 (+12%)	1mo	$155,000	$154	57
963 Winston St	0.55mi	4/2.0 (+1)	864 (-4%)	3mo	$175,000	$203	56
2887 Unclmorse Ave	0.59mi	3/1.5	1,008 (+12%)	2mo	$121,500	$121	49
1129 Winston St	0.71mi	3/1.5	816 (-10%)	5mo	$155,000	$190	45

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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 2.37×
• Total profit: $23,019
• Equity at exit: $8,931

10-year hold

• IRR: 39.8%
• Equity multiple: 4.89×
• Total profit: $65,314
• Equity at exit: $5,179

Cash invested: $16,772 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $497

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 52%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	0.56mi
1169 Weiser Ave Akron, OH	2.0	1.0	768	$950	$1.24	44d	1	0.62mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	14d	1	0.76mi
1253 California Ave Akron, OH	2.0	1.0	780	$1,100	$1.41	44d	1	0.82mi
1253 California Ave Akron, OH	2.0	1.0	780	$950	$1.22	23d	1	0.82mi
2266 5th St SW Akron, OH	2.0	1.0	676	$750	$1.11	14d	1	0.84mi
2264 5th St SW Unit 2266 Akron, OH	2.0	1.0	676	$750	$1.11	14d	1	0.84mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	21d	1	0.87mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	44d	1	0.95mi
2047 20th St SW Akron, OH	2.0	1.0	624	$695	$1.11	23d	1	1.13mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	23d	1	1.15mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	44d	1	1.21mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	21d	1	1.21mi
1035 Chester Ave Unit 1 Akron, OH	2.0	1.0	624	$900	$1.44	23d	1	1.28mi
1035 Chester Ave Akron, OH	2.0	1.0	624	$900	$1.44	14d	1	1.28mi
2569 Romig Rd Unit 2561-16 Akron, OH	2.0	1.5	810	$1,125	$1.39	14d	1	1.42mi

Listing history 7 events

1. 2026-06-18
   pricestatus $59,900 Active 6 DOM
2. 2026-06-13
   statusdays on market $65,000 Pending 6 DOM
3. 2026-06-10
   days on market $65,000 Active 4 DOM
4. 2026-06-09
   days on market $65,000 Active 3 DOM
5. 2026-06-08
   days on market $65,000 Active 2 DOM
6. 2026-06-07
   remarks 699-char remark
7. 2026-06-07
   listed $65,000 Active 1 DOM

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

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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,835
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$1,743
• Taxable income: $5,325
• Est. tax owed @ 24.0%: −$1,278
• After-tax cash flow: $4,684/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): 17,885
• Household income: $47,468
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 975.0

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 (69%)
• Race & ethnicity: White 69% Black 16% Two or more races 12% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · India, Canada, Philippines
• Languages at home: 96% English-only · Chinese 2% Russian/Polish/Slavic 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: ▼ -166.61%
• Current HPI: 151.066
• Rent YoY: ▲ 3.91%
• 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

+30.3% since first listed

12 events — show timeline

• 2026-06-04 Listed $65,000 MLSNOW
• 2016-05-03 Sold (Public Records) $44,900 Public Records
• 2016-05-02 Sold (MLS) $44,900 MLSNOW
• 2016-02-24 Pending — MLSNOW
• 2016-02-24 Listing Removed — MLSNOW
• 2015-12-03 Price Changed $44,900 MLSNOW
• 2015-10-12 Listed $47,900 MLSNOW
• 2001-02-13 Sold (Public Records) $41,246 Public Records
• 1994-03-10 Sold (Public Records) $42,500 Public Records
• 1993-12-08 Listed $52,000 MLSNOW
• 1993-09-20 Listing Removed — MLSNOW
• 1993-05-21 Listed $49,900 MLSNOW

Property tax history

+9.0%/yr

Latest (2025): $4,139 · +187.9% YoY. Source: county tax records.