678 Moon St · Akron, OH 44307

$185,000

4 bd · 1.0 ba · 2,253 sqft · SingleFamily public records · 3 Days on market

Built 1910 5,218 sqft lot Est $176k · 5% over ↓ 19% since listing

---

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 +19.1/30.0
• DSCR +6.0/10.0
• ARV discount +5.1/15.0
• Appreciation +4.9/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Investor Package! 672 & 678 Moon St offered together for $185,000. New siding, windows, and rough heating have already been completed. Potential for up to 5-bedroom layouts with finished third floors meeting current building standards and opportunity to add stair access. Eligible for a 15-Year Tax Abatement upon completion. Ideal for rental income, BRRRR strategy, or fix-and-flip investors seeking strong upside potential. Investor's dream with multiple exit strategies and significant value-add potential.

Key facts

• New siding
• Rental income
• New windows

Tags

• NEW SIDING
• NEW WINDOWS
• FINISHED THIRD FLOORS
• 15-YEAR TAX ABATEMENT
• RENTAL INCOME

Property features AI

Finance

• Financial info: Annual taxes noted (2025)

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Listing also notes 'Sewer Not Available' and 'Water Not Available' in utilities field
• Home design: 3-story home; Vinyl siding exterior; Shingle (asphalt/fiberglass) roof; Property listed as fixer
• Construction: Vinyl siding construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Lot approximately 0.12 acres

Interior

• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (2.5% below list).
• Recommended offer: $180k (2.5% below list) — sets the bar for 1% rule.

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1,803/mo this rent would consume 78% 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 $916 of equity ($1k loan paydown + $-363 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 $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,343 (2.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 0.97% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $175,734
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
686 East Ave	0.44mi	4/2.0	2,032 (-10%)	8mo	$95,000	$47	53
1064 Lane St	0.64mi	5/2.0 (+1)	1,925 (-15%)	2mo	$150,000	$78	36

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: 2.3%
• Equity multiple: 1.11×
• Total profit: $5,490
• Equity at exit: $51,909

10-year hold

• IRR: 7.9%
• Equity multiple: 1.84×
• Total profit: $43,362
• Equity at exit: $60,970

Cash invested: $51,800 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$970
• Tax from tax record: −$180 /mo · $2,154/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $198

Break-even live

Break-even rent $1,553

Max offer price $185,000

Occupancy floor 84%

Sensitivity live

Price	-10% $303	-5% $250	+0% $198	+5% $146	+10% $93
Rent	-10% $55	-5% $127	+0% $198	+5% $269	+10% $340
Rate	-1.0pp $291	-0.5pp $245	base $198	+0.5pp $150	+1.0pp $101

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
686 East Ave Akron, OH	4.0	2.0	2032	$1,700	$0.84	44d	1	0.46mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	22d	1	1.18mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	15d	1	1.20mi
1641 13th St SW Akron, OH	5.0	2.5	1700	$1,750	$1.03	44d	1	1.24mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	44d	1	1.24mi
258 W Market St Unit 1496040P Akron, OH	4.0	3.0	3207	$3,567	$1.11	15d	1	1.39mi
788 Saxon Ave Akron, OH	4.0	1.0	2280	$1,731	$0.76	24d	1	1.43mi

Listing history 4 events

1. 2026-06-18
   days on market $185,000 Active 3 DOM
2. 2026-06-17
   days on market $185,000 Active 2 DOM
3. 2026-06-15
   remarks 511-char remark
4. 2026-06-15
   listed $185,000 Active 1 DOM

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $2,154 · $180/mo
• Projected year-2 tax: $2,520 · $210/mo
• Expected delta: +$366/yr (+$30/mo · 17.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate

Taxation est. · year 1

• Rental income: $21,641
• − Mortgage interest: −$10,363
• − Property taxes: −$2,154
• − Insurance: −$925
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$5,382
• Taxable loss: −$645
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $2,530/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

-19.2% since first listed

5 events — show timeline

• 2026-06-13 Listed $185,000 MLSNOW
• 2024-03-18 Listing Removed — MLSNOW
• 2023-09-16 Price Changed $115,000 MLSNOW
• 2023-09-08 Price Changed $125,000 MLSNOW
• 2023-03-27 Listed $229,000 MLSNOW

Property tax history

+7.9%/yr

Latest (2025): $2,154 · +757.7% YoY. Source: county tax records.