1254 Leeser Ave · Akron, OH 44314

$79,650

2 bd · 1.0 ba · 941 sqft · SingleFamily public records · 5 Days on market

Built 1914 4,356 sqft lot $85/sqft · 14% below area Est $92k · 14% 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 +29.5/30.0
• ARV discount +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

Good deal in Kenmore area. Close to Park, dead-end street. Needs some help. Proof of funds with all offers. Selling as-is.

Key facts

• Front enclosed porch
• Good size back deck
• Private lot

Tags

• FRONT ENCLOSED PORCH
• GOOD SIZE BACK DECK
• FULL BASEMENT
• UPDATED ELECTRIC PANEL
• PRIVATE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $49k (38.8% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $49k (38.8% below list) — sets the bar for cash-flow.
• Cap rate 10.6% 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: Innes Community Learning Center (math 8% / reading 15%, grade F, #641 of 654 statewide, top 98%, 641 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 46% at this address vs 26% district-wide (+20 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 (+3.9%/yr); 104 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $550 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,728 (38.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.34% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 6.2

CMA / ARV

• ARV (median comp): $92,343
• List price: $79,650
• Delta: -13.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1254 Leeser Ave	0.00mi	3/1.0 (+1)	941 (0%)	1mo	$75,000	$80	94
2138 East Ave	0.10mi	3/1.0 (+1)	990 (+5%)	5mo	$51,000	$52	78
2110 S Hawkins Ave	0.38mi	3/2.0 (+1)	960 (+2%)	7mo	$165,000	$172	64
1171 Jason Ave	0.55mi	3/1.0 (+1)	922 (-2%)	2mo	$155,000	$168	64
1132 Battles Ave	0.18mi	3/1.0 (+1)	1,075 (+14%)	1mo	$164,900	$153	62
1392 Belcher Ave	0.62mi	3/1.0 (+1)	939 (-0%)	6mo	$30,500	$32	61
989 Harrison Ave	0.45mi	2/1.0	840 (-11%)	8mo	$63,000	$75	55
2239 23rd St SW	0.38mi	3/1.0 (+1)	1,040 (+10%)	7mo	$76,950	$74	54
2714 Romig Rd	0.71mi	3/1.5 (+1)	960 (+2%)	7mo	$142,000	$148	51
1453 Woodbirch Ave	0.57mi	3/2.0 (+1)	1,008 (+7%)	4mo	$109,500	$109	49
1855 W 17th St SW	0.70mi	2/1.0	1,050 (+12%)	5mo	$85,000	$81	44
1882 16th St SW	0.68mi	2/1.0	818 (-13%)	7mo	$86,000	$105	41

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: -30.3%
• Equity multiple: -0.02×
• Total profit: $-22,764
• Equity at exit: $11,876

10-year hold

• IRR: -23.4%
• Equity multiple: -0.29×
• Total profit: $-28,817
• Equity at exit: $6,887

Cash invested: $22,302 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,068 high
• Mortgage (P&I): −$418
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$33
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-175

Break-even live

Break-even rent $1,290

Max offer price $48,728

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-152	+0% $-175	+5% $-198	+10% $-220
Rent	-10% $-259	-5% $-217	+0% $-175	+5% $-133	+10% $-91
Rate	-1.0pp $-135	-0.5pp $-155	base $-175	+0.5pp $-196	+1.0pp $-217

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: $19,912
• Closing costs: $2,390
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	25d	1	0.09mi
1192 Harpster Ave Akron, OH	1.0	1.0	684	$868	$1.27	16d	1	0.20mi
1035 Chester Ave Akron, OH	2.0	1.0	624	$900	$1.44	16d	1	0.38mi
1035 Chester Ave Unit 1 Akron, OH	2.0	1.0	624	$900	$1.44	25d	1	0.38mi
2047 20th St SW Akron, OH	2.0	1.0	624	$695	$1.11	25d	1	0.41mi
2569 Romig Rd Unit 2597-1N Akron, OH	1.0	1.0	675	$925	$1.37	16d	1	0.50mi
2569 Romig Rd Unit 2561-16 Akron, OH	2.0	1.5	810	$1,125	$1.39	16d	1	0.50mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	45d	1	0.51mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	23d	1	0.55mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	45d	1	0.55mi
1253 California Ave Akron, OH	2.0	1.0	780	$1,100	$1.41	46d	1	0.57mi
1253 California Ave Akron, OH	2.0	1.0	780	$950	$1.22	25d	1	0.57mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	23d	1	0.76mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	25d	1	0.94mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	16d	1	0.96mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	23d	1	0.97mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	45d	1	1.08mi
1169 Weiser Ave Akron, OH	2.0	1.0	768	$950	$1.24	45d	1	1.10mi
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	25d	1	1.13mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	45d	1	1.16mi
2264 5th St SW Unit 2266 Akron, OH	2.0	1.0	676	$750	$1.11	16d	1	1.23mi
2266 5th St SW Akron, OH	2.0	1.0	676	$750	$1.11	16d	1	1.23mi
1889 Vernon Odom Blvd Akron, OH	1.0–2.0	1.0–2.0	800	$1,310	$1.64	16d	1	1.25mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	45d	1	1.33mi

Listing history 7 events

1. 2026-05-06
   status Pending 633-char remark
2. 2026-04-28
   listed $79,650 Active 633-char remark
3. 2025-07-18
   soldstatus $1,569,456
4. 2014-02-27
   soldstatus $150,350
5. 2014-02-26
   soldstatus $62,000
6. 2007-08-27
   soldstatus $12,000 122-char remark

   Show marketing remark (122 chars)

   Good deal in Kenmore area. Close to Park, dead-end street. Needs some help. Proof of funds with all offers. Selling as-is.

7. 2007-05-11
   listed $19,900 122-char remark

   Show marketing remark (122 chars)

   Good deal in Kenmore area. Close to Park, dead-end street. Needs some help. Proof of funds with all offers. Selling as-is.

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,293 · $108/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 7/10 Severe FEMA zone AE · 76% 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: $12,820
• − Mortgage interest: −$4,462
• − Property taxes: −$1,293
• − Insurance: −$5,923
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,317
• Taxable loss: −$3,226
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $-1,326/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

+276.9% since first listed

8 events — show timeline

• 2026-05-22 Sold (MLS) $75,000 MLSNOW
• 2026-05-06 Pending — MLSNOW
• 2026-04-28 Listed $79,650 MLSNOW
• 2025-07-18 Sold (Public Records) $1,569,456 Public Records
• 2014-02-27 Sold (Public Records) $150,350 Public Records
• 2014-02-26 Sold (Public Records) $62,000 Public Records
• 2007-08-27 Sold (MLS) $12,000 MLSNOW
• 2007-05-11 Listed $19,900 MLSNOW

Property tax history

+4.0%/yr

Latest (2025): $1,293 · -7.3% YoY. Source: county tax records.