853 Russell Ave · Akron, OH 44307

$100,000

3 bd · 1.0 ba · 1,166 sqft · SingleFamily public records · 156 Days on market

Built 1926 4,839 sqft lot $86/sqft · 8% below area Est $108k · 8% 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 +26.6/30.0
• ARV discount +10.9/15.0
• DSCR +9.1/10.0
• 1% rule +6.8/10.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Well-maintained and move-in ready! 3 bedroom, 1 bath single family home in Akron. Refinished hardwood floors, 1st floor bedroom, freshly painted and just awaiting its new owners! Eat-in kitchen, nice layout. Full unfinished basement with glass block windows. Convenient location with easy access to highway. Whether you're looking for a new home or you're looking for a turn-key property to add to your portfolio . .. .don't miss out on this one!

Key facts

• Glass block windows
• Eat-in kitchen
• Convenient location

Tags

• REFINISHED HARDWOOD FLOORS
• EAT-IN KITCHEN
• FULL UNFINISHED BASEMENT
• GLASS BLOCK WINDOWS
• CONVENIENT LOCATION
• EASY ACCESS TO HIGHWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/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: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 42 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $1,178/mo this rent would consume 51% of the median local household income ($28k/yr) (locally 787% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $495 of equity ($691 loan paydown + $-196 appreciation (-0.2% local appreciation)).
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.2% appreciation + 3.0% 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 156 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $19k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

• ARV (median comp): $108,131
• List price: $100,000
• Delta: -7.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Longview Ave	0.27mi	3/1.0	1,152 (-1%)	3mo	$53,701	$47	83
923 Russell Ave	0.14mi	3/1.0	1,244 (+7%)	1mo	$142,000	$114	82
1352 Diagonal Rd	0.58mi	3/1.0	1,200 (+3%)	5mo	$108,500	$90	64
966 La Belle Ave	0.63mi	2/1.0 (-1)	1,170 (+0%)	5mo	$105,000	$90	61
1825 9th St SW	0.61mi	3/2.0	1,146 (-2%)	6mo	$118,000	$103	59
741 Jason Ave	0.58mi	3/1.5	1,241 (+6%)	6mo	$117,500	$95	56
1368 Winton Ave	0.44mi	3/1.0	1,038 (-11%)	7mo	$82,000	$79	55
1311 Superior Ave	0.48mi	3/1.0	1,008 (-14%)	4mo	$50,000	$50	52
1855 W 17th St SW	0.60mi	2/1.0 (-1)	1,050 (-10%)	5mo	$85,000	$81	47
940 Lakewood Blvd	0.42mi	2/1.0 (-1)	996 (-15%)	6mo	$96,000	$96	46
1851 9th St SW	0.66mi	3/1.0	1,308 (+12%)	7mo	$140,500	$107	43
936 Jason Ave	0.51mi	3/2.0	1,336 (+15%)	7mo	$120,000	$90	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.47×
• Total profit: $13,294
• Equity at exit: $28,059

10-year hold

• IRR: 15.2%
• Equity multiple: 2.63×
• Total profit: $45,734
• Equity at exit: $32,957

Cash invested: $28,000 (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 44307

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$524
• Tax from tax record: −$95 /mo · $1,146/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $269

Break-even live

Break-even rent $837

Max offer price $100,000

Occupancy floor 72%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	23d	1	0.11mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	43d	1	0.34mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	43d	1	0.39mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	43d	1	0.43mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	0.47mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	43d	1	0.51mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	0.51mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	0.51mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	23d	1	0.52mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	43d	1	0.52mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	21d	1	0.54mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	43d	1	0.57mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	43d	1	0.58mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	43d	1	0.65mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	43d	1	0.85mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	43d	1	0.86mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	0.89mi
1040 Mercer Ave Akron, OH	3.0	1.0	850	$1,400	$1.65	21d	1	0.92mi
1310 Bellevue Ave Unit Right Akron, OH	2.0	1.0	800	$990	$1.24	43d	1	0.96mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	1.04mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	23d	1	1.08mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	23d	1	1.09mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	23d	1	1.09mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	43d	1	1.10mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	23d	1	1.10mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	43d	1	1.12mi
1339 Thurston St Unit 1339 Akron, OH	2.0	1.0	700	$825	$1.18	43d	1	1.12mi
1335 Thurston St Unit 1335 Akron, OH	2.0	1.0	700	$825	$1.18	14d	1	1.12mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	43d	1	1.15mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	43d	1	1.15mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	43d	1	1.19mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	43d	1	1.20mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	43d	1	1.20mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	1.24mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	14d	1	1.24mi
1161 Seward Ave Akron, OH	3.0	1.5	1000	$1,200	$1.20	14d	1	1.26mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	43d	1	1.26mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	1.27mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	21d	1	1.27mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	1.28mi

Listing history 26 events

1. 2026-06-10
   days on market $100,000 Active 156 DOM
2. 2026-06-09
   days on market $100,000 Active 155 DOM
3. 2026-06-08
   days on market $100,000 Active 154 DOM
4. 2026-06-07
   days on market $100,000 Active 153 DOM
5. 2026-06-05
   days on market $100,000 Active 150 DOM
6. 2026-06-03
   days on market $100,000 Active 149 DOM
7. 2026-06-02
   days on market $100,000 Active 148 DOM
8. 2026-06-01
   days on market $100,000 Active 147 DOM
9. 2026-05-31
   days on market $100,000 Active 146 DOM
10. 2026-05-31
    days on market $100,000 Active 145 DOM
11. 2026-05-19
    price $100,000 446-char remark

    Show marketing remark (446 chars)

    Well-maintained and move-in ready! 3 bedroom, 1 bath single family home in Akron. Refinished hardwood floors, 1st floor bedroom, freshly painted and just awaiting its new owners! Eat-in kitchen, nice layout. Full unfinished basement with glass block windows. Convenient location with easy access to highway. Whether you're looking for a new home or you're looking for a turn-key property to add to your portfolio . .. .don't miss out on this one!

12. 2026-05-13
    price $114,900 446-char remark

    Show marketing remark (446 chars)

    Well-maintained and move-in ready! 3 bedroom, 1 bath single family home in Akron. Refinished hardwood floors, 1st floor bedroom, freshly painted and just awaiting its new owners! Eat-in kitchen, nice layout. Full unfinished basement with glass block windows. Convenient location with easy access to highway. Whether you're looking for a new home or you're looking for a turn-key property to add to your portfolio . .. .don't miss out on this one!

13. 2026-01-05
    listed $118,900 Active 446-char remark

    Show marketing remark (446 chars)

    Well-maintained and move-in ready! 3 bedroom, 1 bath single family home in Akron. Refinished hardwood floors, 1st floor bedroom, freshly painted and just awaiting its new owners! Eat-in kitchen, nice layout. Full unfinished basement with glass block windows. Convenient location with easy access to highway. Whether you're looking for a new home or you're looking for a turn-key property to add to your portfolio . .. .don't miss out on this one!

14. 2026-01-04
    historical
15. 2025-11-24
    price $118,900
16. 2025-11-13
    price $128,900
17. 2025-11-11
    status Active
18. 2025-11-06
    historical
19. 2025-10-31
    listed $138,900 Active
20. 2018-01-15
    historical
21. 2017-11-10
    price $37,900
22. 2017-09-12
    listed $39,999 Active
23. 2016-03-30
    historical
24. 2015-11-10
    listed $35,900 Active
25. 2015-11-06
    historical
26. 2015-11-01
    listed $55,000 Active

ⓘ 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: $1,146 · $95/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$207/yr (+$17/mo · 18.1%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,137
• − Mortgage interest: −$5,602
• − Property taxes: −$1,146
• − Insurance: −$500
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$2,909
• Taxable income: $1,718
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $2,817/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): 6,653
• Household income: $27,697
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 787.0

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 Black (73%)
• Race & ethnicity: Black 73% White 17% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -0.20%
• Current HPI: 81.3728
• 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

+81.8% since first listed

16 events — show timeline

• 2026-05-19 Price Changed $100,000 MLSNOW
• 2026-05-13 Price Changed $114,900 MLSNOW
• 2026-01-05 Listed $118,900 MLSNOW
• 2026-01-04 Listing Removed — MLSNOW
• 2025-11-24 Price Changed $118,900 MLSNOW
• 2025-11-13 Price Changed $128,900 MLSNOW
• 2025-11-11 Relisted — MLSNOW
• 2025-11-06 Listing Removed — MLSNOW
• 2025-10-31 Listed $138,900 MLSNOW
• 2018-01-15 Listing Removed — MLSNOW
• 2017-11-10 Price Changed $37,900 MLSNOW
• 2017-09-12 Listed $39,999 MLSNOW
• 2016-03-30 Listing Removed — MLSNOW
• 2015-11-10 Listed $35,900 MLSNOW
• 2015-11-06 Listing Removed — MLSNOW
• 2015-11-01 Listed $55,000 MLSNOW

Property tax history

+1.2%/yr

Latest (2025): $1,146 · +0.2% YoY. Source: county tax records.