834 Sarcee Ave · Akron, OH 44305

$135,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 52 Days on market

Built 1942 5,501 sqft lot $134/sqft · 8% above area Est $125k · 8% over

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Why this score? — see what drove the D 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 +17.5/30.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• ARV discount +3.9/15.0
• 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

Welcome home to this charming, move-in ready Cape Cod in desirable Goodyear Heights! Thoughtfully updated in 2023, this 3-bedroom, 1-bath home blends classic character with modern comfort. The oversized upstairs bedroom offers a versatile retreat—perfect for a spacious primary suite, home office, or creative space. Major mechanicals have already been taken care of with a newer furnace and central air (2023), giving you added confidence and comfort. All appliances stay, making this an easy transition for the next owner. Roof and siding were noted as newer when purchased in 2023 (exact age unknown). Whether you're looking for your first home or your next investment, this one checks the boxes. Don’t miss it! Seller plans to re-stain the deck, but weather has not cooperated. SECURITY SYSTEM DOES NOT CONVEY.

Key facts

• Newer furnace
• Newer roof
• All appliances stay

Tags

• MOVE IN READY
• OVERSIZED UPSTAIRS BEDROOM
• NEWER FURNACE
• CENTRAL AIR
• ALL APPLIANCES STAY
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $132k (2.2% below list).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

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: Barber Community Learning Center (math 22% / reading 27%, grade F, #1,217 of 1,584 statewide, top 78%, 312 students, 0% FRL); National Inventors Hall of Fame School Center For Stem (math 45% / reading 56%, grade C, #413 of 654 statewide, top 63%, 406 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 52% at this address vs 26% district-wide (+26 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 fast (+4.5%/yr); 101 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 30% of the median local income ($53k/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 $933 of loan paydown is wiped out by about $4k 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 52 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.98% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $124,874
• List price: $135,000
• Delta: 8.11%
• 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
1267 Tioga Ave	0.10mi	3/1.0	960 (-5%)	4mo	$93,500	$97	84
1364 Eastwood Ave	0.21mi	2/1.0 (-1)	1,027 (+2%)	3mo	$83,000	$81	79
853 Brittain Rd	0.29mi	3/1.0	1,032 (+2%)	4mo	$145,000	$141	79
852 Manitou Ave	0.19mi	3/1.5	1,092 (+8%)	1mo	$131,000	$120	75
942 Caddo Ave	0.23mi	3/2.0	1,136 (+13%)	1mo	$140,000	$123	63
1379 Ottawa Ave	0.73mi	3/1.0	999 (-1%)	4mo	$99,500	$100	61
1082 Hazel St	0.66mi	3/1.0	1,056 (+5%)	2mo	$112,100	$106	59
1102 Tonawanda Ave	0.72mi	3/1.0	960 (-5%)	1mo	$97,000	$101	58
1177 Smithfarm Ave	0.71mi	2/1.0 (-1)	992 (-2%)	2mo	$113,000	$114	57
810 Mohawk Ave	0.23mi	2/1.5 (-1)	1,152 (+14%)	2mo	$82,500	$72	57
1465 Multnoma Ave	0.51mi	3/1.0	1,144 (+14%)	5mo	$139,500	$122	50
1492 Onondago Ave	0.62mi	3/2.0	1,139 (+13%)	3mo	$185,000	$162	43

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-13,164
• Equity at exit: $20,129

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $5,816
• Equity at exit: $11,672

Cash invested: $37,800 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$708
• Tax from tax record: −$175 /mo · $2,097/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $104

Break-even live

Break-even rent $1,189

Max offer price $135,000

Occupancy floor 87%

Sensitivity live

Price	-10% $181	-5% $143	+0% $104	+5% $66	+10% $28
Rent	-10% $0	-5% $52	+0% $104	+5% $157	+10% $209
Rate	-1.0pp $172	-0.5pp $139	base $104	+0.5pp $69	+1.0pp $34

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	46d	1	0.11mi
589 Eastland Ave Akron, OH	3.0	1.5	1345	$1,300	$0.97	45d	1	0.43mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	25d	1	0.47mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	45d	1	0.48mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	45d	1	0.49mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	45d	1	0.55mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	15d	1	0.71mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	25d	1	0.78mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	25d	1	0.98mi
72 S Thomas Rd Tallmadge, OH	2.0	1.5	1100	$1,295	$1.18	45d	1	1.02mi
72 S Thomas Rd Unit 12 Tallmadge, OH	2.0	1.5	1100	$1,295	$1.18	15d	1	1.02mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	45d	1	1.07mi
1444 Hyde Park Ave Akron, OH	3.0	1.0	1104	$1,395	$1.26	15d	1	1.09mi
1598 Pilgrim St Akron, OH	3.0	1.0	1352	$1,550	$1.15	45d	1	1.10mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	45d	1	1.11mi
1423 Creighton Ave Unit 1 Akron, OH	3.0	1.0	1040	$1,100	$1.06	25d	1	1.11mi
237 Kryder Ave Unit 237 Akron, OH	2.0	1.0	860	$850	$0.99	46d	1	1.16mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	25d	1	1.24mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	25d	1	1.24mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	25d	1	1.24mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	45d	1	1.24mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	25d	1	1.25mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	16d	1	1.25mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	45d	1	1.26mi
243 Watson St Akron, OH	2.0	1.0	750	$950	$1.27	45d	1	1.35mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	25d	1	1.38mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	16d	1	1.39mi
1820 Malasia Rd Unit 2 Akron, OH	2.0	1.0	741	$925	$1.25	45d	1	1.48mi
1820 Malasia Rd Akron, OH	2.0	1.0	741	$895	$1.21	23d	1	1.48mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	45d	1	1.50mi

Listing history 15 events

1. 2026-05-14
   price $135,000 829-char remark

   Show marketing remark (829 chars)

   Welcome home to this charming, move-in ready Cape Cod in desirable Goodyear Heights! Thoughtfully updated in 2023, this 3-bedroom, 1-bath home blends classic character with modern comfort. The oversized upstairs bedroom offers a versatile retreat—perfect for a spacious primary suite, home office, or creative space. Major mechanicals have already been taken care of with a newer furnace and central air (2023), giving you added confidence and comfort. All appliances stay, making this an easy transition for the next owner. Roof and siding were noted as newer when purchased in 2023 (exact age unknown). Whether you're looking for your first home or your next investment, this one checks the boxes. Don’t miss it! Seller plans to re-stain the deck, but weather has not cooperated. SECURITY SYSTEM DOES NOT CONVEY.

2. 2026-04-26
   price $140,000 829-char remark

   Show marketing remark (829 chars)

   Welcome home to this charming, move-in ready Cape Cod in desirable Goodyear Heights! Thoughtfully updated in 2023, this 3-bedroom, 1-bath home blends classic character with modern comfort. The oversized upstairs bedroom offers a versatile retreat—perfect for a spacious primary suite, home office, or creative space. Major mechanicals have already been taken care of with a newer furnace and central air (2023), giving you added confidence and comfort. All appliances stay, making this an easy transition for the next owner. Roof and siding were noted as newer when purchased in 2023 (exact age unknown). Whether you're looking for your first home or your next investment, this one checks the boxes. Don’t miss it! Seller plans to re-stain the deck, but weather has not cooperated. SECURITY SYSTEM DOES NOT CONVEY.

3. 2026-04-02
   listed $145,000 Active 829-char remark

   Show marketing remark (829 chars)

   Welcome home to this charming, move-in ready Cape Cod in desirable Goodyear Heights! Thoughtfully updated in 2023, this 3-bedroom, 1-bath home blends classic character with modern comfort. The oversized upstairs bedroom offers a versatile retreat—perfect for a spacious primary suite, home office, or creative space. Major mechanicals have already been taken care of with a newer furnace and central air (2023), giving you added confidence and comfort. All appliances stay, making this an easy transition for the next owner. Roof and siding were noted as newer when purchased in 2023 (exact age unknown). Whether you're looking for your first home or your next investment, this one checks the boxes. Don’t miss it! Seller plans to re-stain the deck, but weather has not cooperated. SECURITY SYSTEM DOES NOT CONVEY.

4. 2023-09-21
   soldstatus $129,500 Closed 597-char remark

   Show marketing remark (597 chars)

   Welcome to this charming bungalow in the heart of Goodyear Heights. This beautiful home boasts 3 bedrooms and 1 bath and has updates galore. The gorgeous, fully applianced kitchen and stunning bathroom have been completely remodeled. The large living room provides ample space for entertaining or cozy TV nights. The main level also has two nicely sized bedrooms and the entire second level is a huge master bedroom. There is newer flooring throughout the home. Don't forget the new roof and newer siding. This one is move in ready and is waiting for a new owner! Call to schedule a showing today!

5. 2023-09-21
   soldstatus $129,500

   Show marketing remark (597 chars)

   Welcome to this charming bungalow in the heart of Goodyear Heights. This beautiful home boasts 3 bedrooms and 1 bath and has updates galore. The gorgeous, fully applianced kitchen and stunning bathroom have been completely remodeled. The large living room provides ample space for entertaining or cozy TV nights. The main level also has two nicely sized bedrooms and the entire second level is a huge master bedroom. There is newer flooring throughout the home. Don't forget the new roof and newer siding. This one is move in ready and is waiting for a new owner! Call to schedule a showing today!

6. 2023-08-16
   status Pending 597-char remark

   Show marketing remark (597 chars)

   Welcome to this charming bungalow in the heart of Goodyear Heights. This beautiful home boasts 3 bedrooms and 1 bath and has updates galore. The gorgeous, fully applianced kitchen and stunning bathroom have been completely remodeled. The large living room provides ample space for entertaining or cozy TV nights. The main level also has two nicely sized bedrooms and the entire second level is a huge master bedroom. There is newer flooring throughout the home. Don't forget the new roof and newer siding. This one is move in ready and is waiting for a new owner! Call to schedule a showing today!

7. 2023-08-12
   listed $124,500 Active 597-char remark

   Show marketing remark (597 chars)

   Welcome to this charming bungalow in the heart of Goodyear Heights. This beautiful home boasts 3 bedrooms and 1 bath and has updates galore. The gorgeous, fully applianced kitchen and stunning bathroom have been completely remodeled. The large living room provides ample space for entertaining or cozy TV nights. The main level also has two nicely sized bedrooms and the entire second level is a huge master bedroom. There is newer flooring throughout the home. Don't forget the new roof and newer siding. This one is move in ready and is waiting for a new owner! Call to schedule a showing today!

8. 2007-05-03
   historical
9. 2007-01-03
   listed $67,400
10. 2006-11-22
    soldstatus $38,000
11. 2006-08-07
    historical
12. 2006-07-15
    listed $38,000
13. 2006-02-07
    listed $72,000
14. 2005-02-02
    soldstatus $64,900
15. 1989-01-19
    soldstatus $20,000

ⓘ 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: $2,097 · $175/mo
• Projected year-2 tax: $2,102 · $175/mo
• Expected delta: +$4/yr ($0/mo · 0.2%)

ⓘ 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 · 17 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: $15,849
• − Mortgage interest: −$7,562
• − Property taxes: −$2,097
• − Insurance: −$675
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$3,927
• Taxable loss: −$948
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $1,481/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

+575.0% since first listed

15 events — show timeline

• 2026-05-14 Price Changed $135,000 MLSNOW
• 2026-04-26 Price Changed $140,000 MLSNOW
• 2026-04-02 Listed $145,000 MLSNOW
• 2023-09-21 Sold (Public Records) $129,500 Public Records
• 2023-09-21 Sold (MLS) $129,500 MLSNOW
• 2023-08-16 Pending — MLSNOW
• 2023-08-12 Listed $124,500 MLSNOW
• 2007-05-03 Listing Removed — MLSNOW
• 2007-01-03 Listed $67,400 MLSNOW
• 2006-11-22 Sold (MLS) $38,000 MLSNOW
• 2006-08-07 Listing Removed — MLSNOW
• 2006-07-15 Listed $38,000 MLSNOW
• 2006-02-07 Listed $72,000 MLSNOW
• 2005-02-02 Sold (Public Records) $64,900 Public Records
• 1989-01-19 Sold (Public Records) $20,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,097 · -3.1% YoY. Source: county tax records.