1578 Pilgrim St · Akron, OH 44305

$115,000

3 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 137 Days on market

Built 1918 6,250 sqft lot $108/sqft · at area comps Est $118k · at est.

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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 +22.7/30.0
• ARV discount +8.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic colonial offers hardwood floors, neutral finishes, and a practical layout with plenty of potential. The kitchen includes all appliances, adding convenience for the next owner. The upper level provides comfortable bedroom space, while the full basement offers additional storage and laundry hookups. Outside, the backyard offers useful outdoor space. A solid opportunity with character and flexibility. Contact your favorite Realtor to schedule a private showing. Property is Tenant occupied please do not approach property or disturb tenant without an appointment.

Key facts

• Full basement
• Hardwood floors
• 6,250 sq ft lot

Tags

• HARDWOOD FLOORS
• KITCHEN INCLUDES APPLIANCES
• FULL BASEMENT
• BACKYARD OFFERS OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.6% in Akron — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+4.5%/yr); 101 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $795 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

• It's been on market 137 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $60k; list at $115k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1918 — 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: 1.11% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 7.5

CMA / ARV

• ARV (median comp): $117,549
• List price: $115,000
• Delta: -2.17%
• 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
1379 Ottawa Ave	0.40mi	3/1.0	999 (-6%)	4mo	$99,500	$100	68
1901 Goodyear Blvd	0.44mi	4/1.0 (+1)	1,105 (+4%)	1mo	$150,000	$136	67
1318 Arnold Ave	0.62mi	3/1.0	1,056 (-1%)	5mo	$99,900	$95	66
1603 Hampton Rd	0.28mi	2/1.5 (-1)	1,152 (+8%)	2mo	$125,000	$109	64
561 Melrose St	0.41mi	3/1.0	1,182 (+11%)	1mo	$132,500	$112	61
291 Malacca St	0.59mi	3/1.0	1,144 (+8%)	1mo	$190,000	$166	58
1181 Pondview Ave	0.52mi	4/1.0 (+1)	1,144 (+8%)	1mo	$90,000	$79	57
191 Colony Cres	0.47mi	4/1.5 (+1)	975 (-8%)	2mo	$39,900	$41	56
249 Malacca St	0.61mi	3/1.0	1,144 (+8%)	6mo	$72,500	$63	54
1465 Multnoma Ave	0.64mi	3/1.0	1,144 (+8%)	5mo	$139,500	$122	53
1473 Huguelet St	0.54mi	2/1.0 (-1)	1,144 (+8%)	5mo	$133,000	$116	53
1492 Onondago Ave	0.69mi	3/2.0	1,139 (+7%)	3mo	$185,000	$162	49

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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-4,050
• Equity at exit: $17,147

10-year hold

• IRR: 8.1%
• Equity multiple: 1.66×
• Total profit: $21,142
• Equity at exit: $9,943

Cash invested: $32,200 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,278 high
• Mortgage (P&I): −$603
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $198

Break-even live

Break-even rent $1,028

Max offer price $115,000

Occupancy floor 80%

Sensitivity live

Price	-10% $263	-5% $230	+0% $198	+5% $165	+10% $132
Rent	-10% $97	-5% $147	+0% $198	+5% $248	+10% $299
Rate	-1.0pp $255	-0.5pp $227	base $198	+0.5pp $168	+1.0pp $137

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1598 Pilgrim St Akron, OH	3.0	1.0	1352	$1,550	$1.15	45d	1	0.02mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	24d	1	0.29mi
243 Watson St Akron, OH	2.0	1.0	750	$950	$1.27	45d	1	0.29mi
1820 Malasia Rd Akron, OH	2.0	1.0	741	$895	$1.21	22d	1	0.47mi
1820 Malasia Rd Unit 2 Akron, OH	2.0	1.0	741	$925	$1.25	45d	1	0.47mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	15d	1	0.48mi
237 Kryder Ave Unit 237 Akron, OH	2.0	1.0	860	$850	$0.99	45d	1	0.51mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	45d	1	0.52mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	24d	1	0.53mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	45d	1	0.63mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	45d	1	0.68mi
589 Eastland Ave Akron, OH	3.0	1.5	1345	$1,300	$0.97	45d	1	0.68mi
1628 E Market St Akron, OH	2.0	1.0	800	$850	$1.06	45d	1	0.70mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	24d	1	0.89mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	45d	1	0.96mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	24d	1	0.96mi
481 Tompkins Ave Akron, OH	2.0	1.0	800	$749	$0.94	15d	1	0.99mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	45d	1	1.04mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	15d	1	1.07mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	45d	1	1.12mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	24d	1	1.14mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	45d	1	1.18mi
1920 Garden Ct S Akron, OH	2.0	1.0	800	$1,019	$1.27	15d	1	1.21mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	45d	1	1.23mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	45d	1	1.24mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	45d	1	1.26mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	24d	1	1.32mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	15d	1	1.33mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	24d	1	1.33mi
1280 7th Ave Akron, OH	2.0	1.0	1152	$1,200	$1.04	15d	1	1.33mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	24d	1	1.34mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	1.34mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	45d	1	1.37mi
2323 Newton St Unit 4 Akron, OH	2.0	1.0	780	$895	$1.15	15d	1	1.39mi
2323 Newton St Unit 4 Akron, OH	2.0	1.0	780	$895	$1.15	24d	1	1.39mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	24d	1	1.40mi
801 E Exchange St Akron, OH	2.0	1.0	850	$925	$1.09	24d	1	1.50mi

Listing history 29 events

1. 2026-06-21
   days on market $115,000 Active 137 DOM
2. 2026-06-18
   days on market $115,000 Active 134 DOM
3. 2026-06-17
   days on market $115,000 Active 133 DOM
4. 2026-06-16
   days on market $115,000 Active 132 DOM
5. 2026-06-15
   days on market $115,000 Active 131 DOM
6. 2026-06-14
   days on market $115,000 Active 129 DOM
7. 2026-06-13
   days on market $115,000 Active 128 DOM
8. 2026-06-10
   days on market $115,000 Active 126 DOM
9. 2026-06-09
   days on market $115,000 Active 125 DOM
10. 2026-06-08
    days on market $115,000 Active 124 DOM
11. 2026-06-07
    days on market $115,000 Active 123 DOM
12. 2026-06-05
    days on market $115,000 Active 120 DOM
13. 2026-06-03
    days on market $115,000 Active 119 DOM
14. 2026-06-02
    days on market $115,000 Active 118 DOM
15. 2026-06-01
    days on market $115,000 Active 117 DOM
16. 2026-05-31
    days on market $115,000 Active 116 DOM
17. 2026-05-31
    days on market $115,000 Active 115 DOM
18. 2026-04-06
    historical $1,100
19. 2026-02-04
    listed $115,000 Active 577-char remark

    Show marketing remark (577 chars)

    This classic colonial offers hardwood floors, neutral finishes, and a practical layout with plenty of potential. The kitchen includes all appliances, adding convenience for the next owner. The upper level provides comfortable bedroom space, while the full basement offers additional storage and laundry hookups. Outside, the backyard offers useful outdoor space. A solid opportunity with character and flexibility. Contact your favorite Realtor to schedule a private showing. Property is Tenant occupied please do not approach property or disturb tenant without an appointment.

20. 2026-02-03
    price $1,100
21. 2026-01-05
    listed $1,150
22. 2022-12-30
    soldstatus $60,000
23. 2022-12-29
    soldstatus $60,000 Closed 544-char remark

    Show marketing remark (544 chars)

    Great curb appeal here in this 3 bedroom Goodyear Heights Dutch Colonial! Lots of character throughout that includes old-world high-profile woodwork, a fireplace in the living room, formal dining room and a first-floor bedroom. New dimensional roof in 2022. Spruced up interior with fresh paint throughout. Nice sized back yard. Furnace and panel box updated. A must see! For full investment portfolio, see MLS numbers 4416442, 4410998, 4416560, 4414873, 4416524, 4410999, 4416529, 4416440, 4416562, 4414863, 4416564, 4416434, 4416437, 4416628.

24. 2022-11-29
    historical Contingent 544-char remark

    Show marketing remark (544 chars)

    Great curb appeal here in this 3 bedroom Goodyear Heights Dutch Colonial! Lots of character throughout that includes old-world high-profile woodwork, a fireplace in the living room, formal dining room and a first-floor bedroom. New dimensional roof in 2022. Spruced up interior with fresh paint throughout. Nice sized back yard. Furnace and panel box updated. A must see! For full investment portfolio, see MLS numbers 4416442, 4410998, 4416560, 4414873, 4416524, 4410999, 4416529, 4416440, 4416562, 4414863, 4416564, 4416434, 4416437, 4416628.

25. 2022-11-17
    price $70,000 544-char remark

    Show marketing remark (544 chars)

    Great curb appeal here in this 3 bedroom Goodyear Heights Dutch Colonial! Lots of character throughout that includes old-world high-profile woodwork, a fireplace in the living room, formal dining room and a first-floor bedroom. New dimensional roof in 2022. Spruced up interior with fresh paint throughout. Nice sized back yard. Furnace and panel box updated. A must see! For full investment portfolio, see MLS numbers 4416442, 4410998, 4416560, 4414873, 4416524, 4410999, 4416529, 4416440, 4416562, 4414863, 4416564, 4416434, 4416437, 4416628.

26. 2022-11-03
    status Active 544-char remark

    Show marketing remark (544 chars)

    Great curb appeal here in this 3 bedroom Goodyear Heights Dutch Colonial! Lots of character throughout that includes old-world high-profile woodwork, a fireplace in the living room, formal dining room and a first-floor bedroom. New dimensional roof in 2022. Spruced up interior with fresh paint throughout. Nice sized back yard. Furnace and panel box updated. A must see! For full investment portfolio, see MLS numbers 4416442, 4410998, 4416560, 4414873, 4416524, 4410999, 4416529, 4416440, 4416562, 4414863, 4416564, 4416434, 4416437, 4416628.

27. 2022-11-01
    historical Contingent 544-char remark

    Show marketing remark (544 chars)

    Great curb appeal here in this 3 bedroom Goodyear Heights Dutch Colonial! Lots of character throughout that includes old-world high-profile woodwork, a fireplace in the living room, formal dining room and a first-floor bedroom. New dimensional roof in 2022. Spruced up interior with fresh paint throughout. Nice sized back yard. Furnace and panel box updated. A must see! For full investment portfolio, see MLS numbers 4416442, 4410998, 4416560, 4414873, 4416524, 4410999, 4416529, 4416440, 4416562, 4414863, 4416564, 4416434, 4416437, 4416628.

28. 2022-10-26
    price $74,900 544-char remark

    Show marketing remark (544 chars)

    Great curb appeal here in this 3 bedroom Goodyear Heights Dutch Colonial! Lots of character throughout that includes old-world high-profile woodwork, a fireplace in the living room, formal dining room and a first-floor bedroom. New dimensional roof in 2022. Spruced up interior with fresh paint throughout. Nice sized back yard. Furnace and panel box updated. A must see! For full investment portfolio, see MLS numbers 4416442, 4410998, 4416560, 4414873, 4416524, 4410999, 4416529, 4416440, 4416562, 4414863, 4416564, 4416434, 4416437, 4416628.

29. 2022-10-17
    listed $79,900 Active 544-char remark

    Show marketing remark (544 chars)

    Great curb appeal here in this 3 bedroom Goodyear Heights Dutch Colonial! Lots of character throughout that includes old-world high-profile woodwork, a fireplace in the living room, formal dining room and a first-floor bedroom. New dimensional roof in 2022. Spruced up interior with fresh paint throughout. Nice sized back yard. Furnace and panel box updated. A must see! For full investment portfolio, see MLS numbers 4416442, 4410998, 4416560, 4414873, 4416524, 4410999, 4416529, 4416440, 4416562, 4414863, 4416564, 4416434, 4416437, 4416628.

ⓘ 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: $1,936 · $161/mo
• Projected year-2 tax: $1,936 · $161/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 · 15 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: $15,341
• − Mortgage interest: −$6,442
• − Property taxes: −$1,936
• − Insurance: −$575
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$3,345
• Taxable income: $588
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $2,230/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): 21,103
• Household income: $52,768
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1021.0

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 0.57)
• Race & ethnicity: White 62% Black 20% Two or more races 12% Asian 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · India, Philippines, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Other Indo-European 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: ▼ -140.39%
• Current HPI: 190.6223
• Rent YoY: ▲ 4.51%
• 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

-98.6% since first listed

12 events — show timeline

• 2026-04-06 Rental Removed $1,100 APPFOLIO
• 2026-02-04 Listed $115,000 MLSNOW
• 2026-02-03 Price Changed $1,100 APPFOLIO
• 2026-01-05 Listed for Rent $1,150 APPFOLIO
• 2022-12-30 Sold (Public Records) $60,000 Public Records
• 2022-12-29 Sold (MLS) $60,000 MLSNOW
• 2022-11-29 Contingent — MLSNOW
• 2022-11-17 Price Changed $70,000 MLSNOW
• 2022-11-03 Relisted — MLSNOW
• 2022-11-01 Contingent — MLSNOW
• 2022-10-26 Price Changed $74,900 MLSNOW
• 2022-10-17 Listed $79,900 MLSNOW

Property tax history

+5.0%/yr

Latest (2025): $1,936 · +2.2% YoY. Source: county tax records.