1239 Pondview Ave · Akron, OH 44305

$105,000

5 bd · 1.0 ba · 1,373 sqft · SingleFamily public records · 46 Days on market

Built 1918 3,598 sqft lot $76/sqft · 21% above area Est $87k · 21% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated 5 bedroom Colonial. This very spacious home boasts a large living and dining rooms with new luxury vinyl tile flooring, 5 bedrooms, 1 bath, 2 car garage. This home has been tastefully and professionally updated to include all new kitchen with stainless steel stove. All new bathroom with new toilet, new tub and shower, new vanity and sink and all new beautiful ceramic tile flooring. windows have been updated. Enjoy the evenings or morning on your welcoming front porch. 3 bedrooms and a bath on 2nd story and 2 additional bedrooms completely finished on 3rd level.

Key facts

• 3,598 sq ft lot
• 2 garage spots
• Built 1918

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Wood-siding exterior; Above-grade finished living area ~1,373 (public records)
• Construction: Asphalt/fiberglass roof; Block foundation; Built (year source: public records)
• Exterior features: Front porch; City lot with gentle slope

Interior

• Kitchen: Range; Refrigerator; Laminate flooring
• Bedrooms: Bedroom on third level (10 x 10) — carpet; Bedroom on third level (14 x 10) — carpet; Bedroom on second level (11 x 9) — carpet; Bedroom on second level (12 x 10) — carpet; Bedroom on second level (12 x 10) — carpet
• Flooring: Carpet in bedrooms; Laminate in living room, dining room, and kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating
• Interior features: Double-pane windows; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: Seiberling Community Learning Center (math 22% / reading 22%, grade F, #1,242 of 1,584 statewide, top 80%, 477 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 51% at this address vs 26% district-wide (+25 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: Rents rising fast (+4.5%/yr); 101 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1918 — 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. 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: 1.47% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.16%
• DSCR: 1.85
• GRM: 5.7

CMA / ARV

• ARV (median comp): $86,945
• List price: $105,000
• Delta: 20.77%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1438 Newton St	0.31mi	4/1.0 (-1)	1,429 (+4%)	2mo	$90,000	$63	72
1214 Laird St	0.23mi	4/1.0 (-1)	1,284 (-6%)	6mo	$85,000	$66	69
1296 Pondview Ave	0.10mi	5/2.0	1,502 (+9%)	14mo	$164,500	$110	64
306 Kryder Ave	0.14mi	5/2.0	1,200 (-13%)	17mo	$60,000	$50	55
1395 Goodyear Blvd	0.18mi	4/2.5 (-1)	1,542 (+12%)	11mo	$85,000	$55	51
1581 Hillside Ter	0.54mi	5/3.0	1,495 (+9%)	3mo	$141,500	$95	50
1726 Shaw Ave	0.59mi	4/1.0 (-1)	1,248 (-9%)	4mo	$120,000	$96	49
476 Keck St	0.54mi	4/1.0 (-1)	1,248 (-9%)	14mo	$90,000	$72	43
1627 Hillside Ter	0.60mi	4/1.0 (-1)	1,496 (+9%)	18mo	$85,000	$57	37
480 Eastland Ave	0.60mi	4/1.5 (-1)	1,500 (+9%)	19mo	$165,000	$110	34

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: 12.8%
• Equity multiple: 1.52×
• Total profit: $15,295
• Equity at exit: $15,656

10-year hold

• IRR: 22.9%
• Equity multiple: 3.11×
• Total profit: $62,022
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$551
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $469

Break-even live

Break-even rent $947

Max offer price $105,000

Occupancy floor 65%

Sensitivity live

Price	-10% $529	-5% $499	+0% $469	+5% $440	+10% $410
Rent	-10% $348	-5% $408	+0% $469	+5% $530	+10% $591
Rate	-1.0pp $522	-0.5pp $496	base $469	+0.5pp $442	+1.0pp $414

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	25d	1	0.06mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	46d	1	0.12mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	25d	1	0.31mi
82 Detroit St Akron, OH	6.0	2.0	1624	$1,500	$0.92	25d	1	0.62mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	46d	1	0.63mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	46d	1	0.83mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	16d	1	0.89mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	25d	1	0.89mi
497 Lucy St Akron, OH	4.0	1.0	1600	$1,500	$0.94	46d	1	0.99mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	25d	1	1.06mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	46d	1	1.23mi

Listing history 37 events

1. 2026-06-21
   days on market $105,000 Active 46 DOM
2. 2026-06-18
   days on market $105,000 Active 43 DOM
3. 2026-06-17
   days on market $105,000 Active 42 DOM
4. 2026-06-16
   days on market $105,000 Active 41 DOM
5. 2026-06-15
   days on market $105,000 Active 40 DOM
6. 2026-06-14
   days on market $105,000 Active 38 DOM
7. 2026-06-13
   days on market $105,000 Active 37 DOM
8. 2026-06-10
   days on market $105,000 Active 35 DOM
9. 2026-06-09
   days on market $105,000 Active 34 DOM
10. 2026-06-09
    price $105,000 Active 33 DOM
11. 2026-06-08
    days on market $112,900 Active 33 DOM
12. 2026-06-07
    days on market $112,900 Active 32 DOM
13. 2026-06-05
    days on market $112,900 Active 29 DOM
14. 2026-06-03
    days on market $112,900 Active 28 DOM
15. 2026-06-02
    days on market $112,900 Active 27 DOM
16. 2026-06-01
    days on market $112,900 Active 26 DOM
17. 2026-05-31
    days on market $112,900 Active 25 DOM
18. 2026-05-31
    days on market $112,900 Active 24 DOM
19. 2026-05-06
    listed $112,900 Active 769-char remark
20. 2026-04-30
    historical
21. 2026-04-28
    price $112,900
22. 2026-03-24
    status Active
23. 2026-02-10
    historical Contingent
24. 2025-12-09
    listed $119,900 Active
25. 2024-01-26
    historical $1,100
26. 2023-12-27
    listed $1,100
27. 2021-11-01
    soldstatus $76,000
28. 2021-10-29
    soldstatus $76,000 Closed

    Show marketing remark (589 chars)

    Beautifully renovated 5 bedroom Colonial. This very spacious home boasts a large living and dining rooms with new luxury vinyl tile flooring, 5 bedrooms, 1 bath, 2 car garage. This home has been tastefully and professionally updated to include all new kitchen with stainless steel stove. All new bathroom with new toilet, new tub and shower, new vanity and sink and all new beautiful ceramic tile flooring. windows have been updated. Enjoy the evenings or morning on your welcoming front porch. 3 bedrooms and a bath on 2nd story and 2 additional bedrooms completely finished on 3rd level.

29. 2021-10-21
    status Pending

    Show marketing remark (589 chars)

    Beautifully renovated 5 bedroom Colonial. This very spacious home boasts a large living and dining rooms with new luxury vinyl tile flooring, 5 bedrooms, 1 bath, 2 car garage. This home has been tastefully and professionally updated to include all new kitchen with stainless steel stove. All new bathroom with new toilet, new tub and shower, new vanity and sink and all new beautiful ceramic tile flooring. windows have been updated. Enjoy the evenings or morning on your welcoming front porch. 3 bedrooms and a bath on 2nd story and 2 additional bedrooms completely finished on 3rd level.

30. 2021-10-13
    historical Contingent

    Show marketing remark (589 chars)

    Beautifully renovated 5 bedroom Colonial. This very spacious home boasts a large living and dining rooms with new luxury vinyl tile flooring, 5 bedrooms, 1 bath, 2 car garage. This home has been tastefully and professionally updated to include all new kitchen with stainless steel stove. All new bathroom with new toilet, new tub and shower, new vanity and sink and all new beautiful ceramic tile flooring. windows have been updated. Enjoy the evenings or morning on your welcoming front porch. 3 bedrooms and a bath on 2nd story and 2 additional bedrooms completely finished on 3rd level.

31. 2021-09-30
    listed $95,000 Active

    Show marketing remark (589 chars)

    Beautifully renovated 5 bedroom Colonial. This very spacious home boasts a large living and dining rooms with new luxury vinyl tile flooring, 5 bedrooms, 1 bath, 2 car garage. This home has been tastefully and professionally updated to include all new kitchen with stainless steel stove. All new bathroom with new toilet, new tub and shower, new vanity and sink and all new beautiful ceramic tile flooring. windows have been updated. Enjoy the evenings or morning on your welcoming front porch. 3 bedrooms and a bath on 2nd story and 2 additional bedrooms completely finished on 3rd level.

32. 2021-01-04
    historical
33. 2020-12-06
    listed $69,900 Active
34. 2001-07-26
    soldstatus $46,500
35. 2001-05-11
    listed $49,900
36. 2001-04-30
    historical
37. 2000-11-15
    listed $49,900

ⓘ 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: $1,846 · $154/mo
• Projected year-2 tax: $1,846 · $154/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 · 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: $18,496
• − Mortgage interest: −$5,882
• − Property taxes: −$1,846
• − Insurance: −$525
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$3,055
• Taxable income: $4,229
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $4,618/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

+110.4% since first listed

20 events — show timeline

• 2026-06-08 Price Changed $105,000 MLSNOW
• 2026-05-06 Listed $112,900 MLSNOW
• 2026-04-30 Listing Removed — MLSNOW
• 2026-04-28 Price Changed $112,900 MLSNOW
• 2026-03-24 Relisted — MLSNOW
• 2026-02-10 Contingent — MLSNOW
• 2025-12-09 Listed $119,900 MLSNOW
• 2024-01-26 Rental Removed $1,100 YESMLS
• 2023-12-27 Listed for Rent $1,100 YESMLS
• 2021-11-01 Sold (Public Records) $76,000 Public Records
• 2021-10-29 Sold (MLS) $76,000 MLSNOW
• 2021-10-21 Pending — MLSNOW
• 2021-10-13 Contingent — MLSNOW
• 2021-09-30 Listed $95,000 MLSNOW
• 2021-01-04 Listing Removed — MLSNOW
• 2020-12-06 Listed $69,900 MLSNOW
• 2001-07-26 Sold (Public Records) $46,500 Public Records
• 2001-05-11 Listed $49,900 MLSNOW
• 2001-04-30 Listing Removed — MLSNOW
• 2000-11-15 Listed $49,900 MLSNOW

Property tax history

+3.1%/yr

Latest (2025): $1,846 · -5.0% YoY. Source: county tax records.