131 W Miller Ave · Akron, OH 44301

$68,000

3 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 94 Days on market

Built 1913 6,969 sqft lot $54/sqft · 7% below area Est $73k · 7% 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 +10.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom, 2-bath home offers space, updates, and flexibility—perfect for an owner-occupant or a savvy investor. With thoughtful improvements throughout, including updated carpet, vinyl flooring, fresh paint, newer appliances, and newer windows, this property is move-in ready. The functional layout provides comfortable living spaces, while the convenient first-floor laundry adds everyday ease. Each bedroom offers generous space, and 1 full and 1 half bath create added convenience for guests or tenants alike. Whether you're looking to expand your investment portfolio or searching for a sweet place to call home, this property checks the boxes. Conveniently located near shopping, dining, and major routes, 131 W. Miller Ave offers both comfort and opportunity. Schedule your showing today!

Key facts

• Vinyl flooring
• Updated carpet
• Fresh paint

Tags

• UPDATED CARPET
• VINYL FLOORING
• FRESH PAINT
• NEWER APPLIANCES
• NEWER WINDOWS
• FIRST-FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $62k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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 (+4.6%/yr); 83 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); 58% 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 $470 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 + 4.6% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $3k; list at $68k implies a 1961% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,880 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — 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: 1.83% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.56%
• DSCR: 2.36
• GRM: 4.6

CMA / ARV

• ARV (median comp): $73,000
• List price: $68,000
• Delta: -6.85%
• 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
121 Lake St	0.08mi	3/1.5	1,344 (+6%)	2mo	$130,000	$97	83
103 W Crosier St	0.23mi	3/1.5	1,200 (-5%)	2mo	$150,000	$125	77
1027 Yale St	0.26mi	3/2.0	1,292 (+2%)	13mo	$42,500	$33	70
292 Lake St	0.31mi	3/1.5	1,344 (+6%)	5mo	$71,000	$53	69
811 Amherst St	0.54mi	3/1.0	1,232 (-3%)	2mo	$60,000	$49	69
267 W Long St	0.27mi	3/1.5	1,373 (+8%)	6mo	$75,000	$55	67
27 E Emerling Ave	0.69mi	3/1.5	1,264 (-0%)	10mo	$50,000	$40	57
61 Shaefer St	0.22mi	3/2.0	1,444 (+14%)	9mo	$100,900	$70	55
1270 Moore St	0.64mi	4/1.0 (+1)	1,210 (-5%)	8mo	$107,500	$89	50
781 Amherst St	0.60mi	3/1.5	1,436 (+13%)	1mo	$65,000	$45	47
1332 Highbrook St	0.56mi	4/1.5 (+1)	1,402 (+11%)	3mo	$167,000	$119	46
1063 Raymond St	0.69mi	3/1.0	1,084 (-14%)	8mo	$50,000	$46	38

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 2.15×
• Total profit: $21,967
• Equity at exit: $10,139

10-year hold

• IRR: 35.7%
• Equity multiple: 4.56×
• Total profit: $67,795
• Equity at exit: $5,879

Cash invested: $19,040 (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 44301

• Home prices YoY: -25.7%
• Rents YoY: 4.6%
• Active inventory: 83
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$357
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $485

Break-even live

Break-even rent $631

Max offer price $68,000

Occupancy floor 56%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	43d	1	0.19mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	0.59mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	43d	1	0.72mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	43d	1	0.72mi
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	43d	1	0.76mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	43d	1	0.77mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	43d	1	0.85mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	43d	1	0.85mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	43d	1	0.85mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	23d	1	0.85mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	43d	1	0.88mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	0.88mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	23d	1	0.90mi
78 E Mapledale Ave Akron, OH	4.0	1.5	1600	$1,500	$0.94	14d	1	0.93mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	0.94mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.97mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	43d	1	0.98mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	43d	1	0.98mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	43d	1	1.00mi
44 E Brookside Ave Akron, OH	2.0	1.0	1762	$900	$0.51	14d	1	1.01mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	1.04mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	43d	2	1.07mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	14d	14	1.12mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	43d	1	1.14mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	43d	1	1.14mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	43d	1	1.15mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	1.18mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	23d	1	1.19mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	43d	1	1.19mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	43d	1	1.20mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	1.22mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	1.22mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	43d	1	1.24mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	43d	1	1.25mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	43d	1	1.27mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	1.27mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	23d	1	1.34mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,534	$1.88	14d	54	1.36mi
373 N Firestone Blvd Akron, OH	4.0	1.5	1590	$1,550	$0.97	43d	1	1.36mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	43d	1	1.37mi

Listing history 24 events

1. 2026-06-18
   days on market $68,000 Active 94 DOM
2. 2026-06-17
   days on market $68,000 Active 93 DOM
3. 2026-06-16
   days on market $68,000 Active 92 DOM
4. 2026-06-15
   days on market $68,000 Active 91 DOM
5. 2026-06-14
   days on market $68,000 Active 89 DOM
6. 2026-06-13
   days on market $68,000 Active 88 DOM
7. 2026-06-10
   days on market $68,000 Active 86 DOM
8. 2026-06-09
   days on market $68,000 Active 85 DOM
9. 2026-06-08
   days on market $68,000 Active 84 DOM
10. 2026-06-07
    days on market $68,000 Active 83 DOM
11. 2026-06-05
    days on market $68,000 Active 80 DOM
12. 2026-06-03
    days on market $68,000 Active 79 DOM
13. 2026-06-02
    days on market $68,000 Active 78 DOM
14. 2026-06-01
    days on market $68,000 Active 77 DOM
15. 2026-05-31
    days on market $68,000 Active 76 DOM
16. 2026-05-31
    days on market $68,000 Active 75 DOM
17. 2026-05-03
    price $68,000 815-char remark

    Show marketing remark (815 chars)

    This charming 2-bedroom, 2-bath home offers space, updates, and flexibility—perfect for an owner-occupant or a savvy investor. With thoughtful improvements throughout, including updated carpet, vinyl flooring, fresh paint, newer appliances, and newer windows, this property is move-in ready. The functional layout provides comfortable living spaces, while the convenient first-floor laundry adds everyday ease. Each bedroom offers generous space, and 1 full and 1 half bath create added convenience for guests or tenants alike. Whether you're looking to expand your investment portfolio or searching for a sweet place to call home, this property checks the boxes. Conveniently located near shopping, dining, and major routes, 131 W. Miller Ave offers both comfort and opportunity. Schedule your showing today!

18. 2026-03-31
    status Active 815-char remark

    Show marketing remark (815 chars)

    This charming 2-bedroom, 2-bath home offers space, updates, and flexibility—perfect for an owner-occupant or a savvy investor. With thoughtful improvements throughout, including updated carpet, vinyl flooring, fresh paint, newer appliances, and newer windows, this property is move-in ready. The functional layout provides comfortable living spaces, while the convenient first-floor laundry adds everyday ease. Each bedroom offers generous space, and 1 full and 1 half bath create added convenience for guests or tenants alike. Whether you're looking to expand your investment portfolio or searching for a sweet place to call home, this property checks the boxes. Conveniently located near shopping, dining, and major routes, 131 W. Miller Ave offers both comfort and opportunity. Schedule your showing today!

19. 2026-03-17
    status Pending 815-char remark

    Show marketing remark (815 chars)

    This charming 2-bedroom, 2-bath home offers space, updates, and flexibility—perfect for an owner-occupant or a savvy investor. With thoughtful improvements throughout, including updated carpet, vinyl flooring, fresh paint, newer appliances, and newer windows, this property is move-in ready. The functional layout provides comfortable living spaces, while the convenient first-floor laundry adds everyday ease. Each bedroom offers generous space, and 1 full and 1 half bath create added convenience for guests or tenants alike. Whether you're looking to expand your investment portfolio or searching for a sweet place to call home, this property checks the boxes. Conveniently located near shopping, dining, and major routes, 131 W. Miller Ave offers both comfort and opportunity. Schedule your showing today!

20. 2026-03-02
    listed $73,000 Active 815-char remark

    Show marketing remark (815 chars)

    This charming 2-bedroom, 2-bath home offers space, updates, and flexibility—perfect for an owner-occupant or a savvy investor. With thoughtful improvements throughout, including updated carpet, vinyl flooring, fresh paint, newer appliances, and newer windows, this property is move-in ready. The functional layout provides comfortable living spaces, while the convenient first-floor laundry adds everyday ease. Each bedroom offers generous space, and 1 full and 1 half bath create added convenience for guests or tenants alike. Whether you're looking to expand your investment portfolio or searching for a sweet place to call home, this property checks the boxes. Conveniently located near shopping, dining, and major routes, 131 W. Miller Ave offers both comfort and opportunity. Schedule your showing today!

21. 2008-06-20
    soldstatus $3,300 22-char remark

    Show marketing remark (22 chars)

    Needs Work. Sold As Is

22. 2008-02-20
    historical 22-char remark

    Show marketing remark (22 chars)

    Needs Work. Sold As Is

23. 2007-08-20
    listed $8,000 22-char remark

    Show marketing remark (22 chars)

    Needs Work. Sold As Is

24. 2000-12-06
    soldstatus $15,000

ⓘ 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: $1,365 · $114/mo
• Projected year-2 tax: $1,365 · $114/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 · 16 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: $14,942
• − Mortgage interest: −$3,809
• − Property taxes: −$1,365
• − Insurance: −$340
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$1,978
• Taxable income: $5,058
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $4,605/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): 13,668
• Household income: $51,321
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 446.0

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 0.63)
• Race & ethnicity: White 52% Black 30% Two or more races 11% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -74.09%
• Current HPI: 213.697
• Rent YoY: ▲ 4.62%
• 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

+353.3% since first listed

8 events — show timeline

• 2026-05-03 Price Changed $68,000 MLSNOW
• 2026-03-31 Relisted — MLSNOW
• 2026-03-17 Pending — MLSNOW
• 2026-03-02 Listed $73,000 MLSNOW
• 2008-06-20 Sold (MLS) $3,300 MLSNOW
• 2008-02-20 Listing Removed — MLSNOW
• 2007-08-20 Listed $8,000 MLSNOW
• 2000-12-06 Sold (Public Records) $15,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,365 · +235.4% YoY. Source: county tax records.