684 Evans Ave · Akron, OH 44310

$112,900

3 bd · 1.0 ba · 879 sqft · SingleFamily public records · 10 Days on market

Built 1928 5,227 sqft lot Est $127k · 11% under

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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 +19.0/30.0
• ARV discount +12.6/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• 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

Welcome to 684 Evans * Much more spacious than it looks from the street * First floor bedroom * New carpet in living room, dining room, porch and bonus room * French doors from 3 season room to living room * One bedroom on the first floor and two bedrooms on the second floor * Bonus room could be an office, playroom, den or possibly enclosed for a 2nd first floor bedroom. The possibilities are endless * "Other" is the area off of kitchen with extra top and bottom cabinets, perfect for a coffee bar or just for storing extras * HE Furnace * Blown in insulation 2015 * Deck and fenced in backyard *

Key facts

• 3 season room
• Insulation added
• Bonus room

Tags

• 3 SEASON ROOM
• BONUS ROOM
• DECK
• COMPLETELY FENCED
• INSULATION ADDED
• GUTTER WORK COMPLETED

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: Concrete driveway; On-site paved outdoor parking (no garage)
• Utilities: Public water; Public sewer
• Home design: Brick and wood siding exterior; Asphalt fiberglass roof; Block foundation
• Construction: Brick and wood siding construction; Asphalt/fiberglass roof; Block foundation
• Exterior features: Deck; Porch; Chain-link fencing; Shed(s); Back yard and front yard; City lot with gentle slope and few trees

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Wood window frames; Full unfinished basement with concrete floor and storage space
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).

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 (+4.8%/yr); 86 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
• This rent runs 33% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $781 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 35y 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.
• Current owner paid $90k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,900

Questions for the listing agent

1. Built in 1928 — 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: 1.01% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $127,455
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
639 Ranney St	0.26mi	2/1.0 (-1)	909 (+3%)	1mo	$131,000	$144	77
904 Davis St	0.31mi	2/1.0 (-1)	864 (-2%)	4mo	$125,000	$145	74
691 Gardendale Ave	0.17mi	3/1.0	960 (+9%)	9mo	$95,000	$99	69
643 Villa Ave	0.14mi	2/2.0 (-1)	912 (+4%)	16mo	$165,000	$181	65
973 Nevin St	0.38mi	2/1.0 (-1)	952 (+8%)	3mo	$39,000	$41	61
614 Parkview Ave	0.50mi	3/1.0	972 (+11%)	3mo	$163,000	$168	57
354 Zeller Ave	0.68mi	2/1.0 (-1)	832 (-5%)	8mo	$125,810	$151	48
1353 Vane Ave	0.72mi	2/1.0 (-1)	886 (+1%)	17mo	$95,000	$107	46

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-8,655
• Equity at exit: $16,834

10-year hold

• IRR: 4.5%
• Equity multiple: 1.36×
• Total profit: $11,252
• Equity at exit: $9,762

Cash invested: $31,612 (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 44310

• Rents YoY: 4.8%
• Active inventory: 86
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,141 high
• Mortgage (P&I): −$592
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $118

Break-even live

Break-even rent $992

Max offer price $112,900

Occupancy floor 85%

Sensitivity live

Price	-10% $182	-5% $150	+0% $118	+5% $86	+10% $54
Rent	-10% $27	-5% $73	+0% $118	+5% $163	+10% $208
Rate	-1.0pp $174	-0.5pp $146	base $118	+0.5pp $88	+1.0pp $59

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: $28,225
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Delmar Ave Unit 502 Akron, OH	2.0	1.0	1000	$775	$0.78	24d	1	0.80mi
649 Patterson Ave Unit a Akron, OH	2.0	1.0	1000	$775	$0.78	44d	1	0.86mi
586 Robinette Ct Akron, OH	4.0	1.0	1040	$1,250	$1.20	44d	1	0.93mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	44d	1	0.96mi
1423 Creighton Ave Unit 1 Akron, OH	3.0	1.0	1040	$1,100	$1.06	24d	1	0.96mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	45d	1	0.99mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	24d	1	1.04mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	44d	1	1.05mi
106 Charles St Akron, OH	2.0	1.0	800	$850	$1.06	44d	1	1.10mi
1444 Hyde Park Ave Akron, OH	3.0	1.0	1104	$1,395	$1.26	14d	1	1.12mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	24d	1	1.24mi
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	15d	1	1.27mi
489 N Howard St Unit 101 Akron, OH	2.0	1.0	700	$799	$1.14	44d	1	1.30mi
1446 Alphada Ave Akron, OH	2.0	1.0	500	$950	$1.90	44d	2	1.30mi
545 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	900	$1,300	$1.44	44d	1	1.32mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	24d	1	1.35mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	44d	1	1.38mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	24d	1	1.43mi
539 E Cuyahoga Falls Ave Unit 1 Akron, OH	2.0	1.0	1000	$895	$0.90	24d	1	1.43mi
825 Avon St Unit 1 Akron, OH	2.0	1.0	960	$875	$0.91	22d	1	1.47mi
1059 Jean Ave Akron, OH	3.0	1.0	1012	$1,300	$1.28	44d	1	1.49mi

Listing history 9 events

1. 2026-06-13
   statusdays on market $112,900 Pending 10 DOM
2. 2026-06-10
   days on market $112,900 Active 9 DOM
3. 2026-06-09
   days on market $112,900 Active 8 DOM
4. 2026-06-08
   days on market $112,900 Active 7 DOM
5. 2026-06-07
   days on market $112,900 Active 6 DOM
6. 2026-06-05
   days on market $112,900 Active 3 DOM
7. 2026-06-03
   days on market $112,900 Active 2 DOM
8. 2026-06-02
   remarks 699-char remark
9. 2026-06-02
   listed $112,900 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: $1,737 · $145/mo
• Projected year-2 tax: $1,749 · $146/mo
• Expected delta: +$12/yr (+$1/mo · 0.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $13,694
• − Mortgage interest: −$6,324
• − Property taxes: −$1,737
• − Insurance: −$564
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,284
• Taxable loss: −$407
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $1,509/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): 25,496
• Household income: $41,066
• Rent vs Own: 60.7% rent · 39.3% own
• Severe rent burden: 2058.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 40% Black 25% Asian 20% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, India, Philippines
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 7% Other Asian/Pacific 6%

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: ▼ -194.41%
• Current HPI: 203.4431
• Rent YoY: ▲ 4.82%
• 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

+223.5% since first listed

20 events — show timeline

• 2026-05-29 Listed $112,900 MLSNOW
• 2022-06-25 Price Changed $1,000 RENT.
• 2022-05-26 Sold (Public Records) $90,000 Public Records
• 2022-05-26 Sold (MLS) $90,000 MLSNOW
• 2022-05-06 Pending — MLSNOW
• 2022-04-20 Contingent — MLSNOW
• 2022-04-18 Listed $79,900 MLSNOW
• 2009-01-08 Sold (MLS) $24,900 MLSNOW
• 2008-08-18 Listed $24,900 MLSNOW
• 2005-02-04 Sold (MLS) $50,000 MLSNOW
• 2005-02-03 Sold (Public Records) $50,000 Public Records
• 2004-07-15 Listed $59,900 MLSNOW
• 1999-02-10 Sold (Public Records) $79,900 Public Records
• 1998-07-22 Sold (Public Records) $58,000 Public Records
• 1998-07-22 Sold (Public Records) $58,000 Public Records
• 1992-03-09 Sold (Public Records) $31,000 Public Records
• 1992-03-05 Listing Removed — MLSNOW
• 1991-11-06 Listed $34,900 MLSNOW
• 1991-11-01 Listing Removed — MLSNOW
• 1991-08-02 Listed $34,900 MLSNOW

Property tax history

+8.2%/yr

Latest (2025): $1,737 · +0.2% YoY. Source: county tax records.