2278 11th St SW · Akron, OH 44314

$55,000

5 bd · 1.5 ba · 1,568 sqft · SingleFamily public records · 4 Days on market

Built 1919 5,758 sqft lot ↓ 31% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 2278 11th Street SW in Akron - a spacious and versatile property that is perfect as either an owner-occupied home or an investment opportunity. With approximately 2,000 square feet of finished living space spread across three levels, this home offers room for everyone. The main floor features a spacious living room, a generously sized dining room, and a large kitchen, along with fresh paint and new flooring that create a bright, welcoming atmosphere. Upstairs, you'll find three comfortable bedrooms and a roomy full bath. Two of the bedrooms showcase beautiful hardwood floors, adding warmth and character to the space. A bathroom connected sunroom overlooks the backyard and offers

Key facts

• Finished third floor
• New siding
• Newer roof

Tags

• FINISHED LIVING SPACE
• HARDWOOD FLOORS
• BATHROOM CONNECTED SUNROOM
• FINISHED THIRD FLOOR
• NEWER ROOF
• NEW SIDING

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: Single-family property; Fixer condition
• Construction: Vinyl siding; Shingle roof; Block and stone foundation; Built according to public records
• Exterior features: Driveway

Interior

• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Cap rate 21.8% 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.
• Market conditions: Rents rising (+3.9%/yr); 104 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 38% of the median local income ($47k/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 $380 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 24y 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: property tax is 3.9% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 2.77% ✓
• Cap rate: 21.79%
• Cash-on-cash: 55.34%
• DSCR: 3.46
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $117,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2273 14th St SW	0.14mi	4/1.5 (-1)	1,656 (+6%)	8mo	$125,000	$75	73
867 Battles Ave	0.40mi	4/1.5 (-1)	1,597 (+2%)	6mo	$111,900	$70	68
750 Florida Ave	0.08mi	4/2.0 (-1)	1,445 (-8%)	12mo	$166,000	$115	66
2231 13th St SW	0.13mi	4/1.0 (-1)	1,418 (-10%)	8mo	$100,000	$71	65
1115 Harpster Ave	0.65mi	5/2.0	1,565 (-0%)	7mo	$42,000	$27	61
2168 10th St SW	0.22mi	4/1.0 (-1)	1,486 (-5%)	16mo	$118,000	$79	61
2238 7th St SW	0.22mi	4/1.0 (-1)	1,721 (+10%)	7mo	$93,000	$54	60
844 Harrison Ave	0.52mi	4/2.5 (-1)	1,505 (-4%)	10mo	$46,500	$31	52
898 Iona Ave	0.50mi	4/2.0 (-1)	1,698 (+8%)	6mo	$51,000	$30	51
916 Oregon Ave	0.25mi	4/1.5 (-1)	1,373 (-12%)	16mo	$120,000	$87	50
1160 Carey Ave	0.69mi	5/2.0	1,682 (+7%)	9mo	$139,900	$83	46
2190 21st St SW	0.56mi	4/1.0 (-1)	1,403 (-10%)	7mo	$123,000	$88	44

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: 54.8%
• Equity multiple: 3.46×
• Total profit: $37,820
• Equity at exit: $8,201

10-year hold

• IRR: 60.3%
• Equity multiple: 7.33×
• Total profit: $97,432
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$181 /mo · $2,172/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $710

Break-even live

Break-even rent $623

Max offer price $55,000

Occupancy floor 48%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
786 Florida Ave Akron, OH	5.0	1.0	1773	$1,195	$0.67	43d	1	0.07mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	14d	1	0.17mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	0.49mi
1641 13th St SW Akron, OH	5.0	2.5	1700	$1,750	$1.03	43d	1	1.24mi

Listing history 5 events

1. 2026-06-03
   statusdays on market $55,000 Pending 4 DOM
2. 2026-06-02
   days on market $55,000 Active 3 DOM
3. 2026-06-01
   days on market $55,000 Active 2 DOM
4. 2026-05-31
   remarks 699-char remark
5. 2026-05-31
   listed $55,000 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: $2,172 · $181/mo
• Projected year-2 tax: $2,172 · $181/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 · 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: $18,267
• − Mortgage interest: −$3,081
• − Property taxes: −$2,172
• − Insurance: −$275
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$1,600
• Taxable income: $8,216
• Est. tax owed @ 24.0%: −$1,972
• After-tax cash flow: $6,551/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

-31.2% since first listed

38 events — show timeline

• 2026-05-30 Listed $55,000 MLSNOW
• 2025-12-31 Listing Removed — MLSNOW
• 2025-08-15 Price Changed $80,000 MLSNOW
• 2025-07-02 Relisted — MLSNOW
• 2025-06-30 Relisted — MLSNOW
• 2025-06-30 Listing Removed — MLSNOW
• 2025-06-14 Contingent — MLSNOW
• 2025-01-29 Listed $95,000 MLSNOW
• 2024-12-31 Listing Removed — MLSNOW
• 2024-11-20 Price Changed $99,500 MLSNOW
• 2024-11-15 Relisted — MLSNOW
• 2024-10-18 Pending — MLSNOW
• 2024-10-01 Listed $104,900 MLSNOW
• 2024-09-19 Listing Removed — MLSNOW
• 2024-09-10 Price Changed $104,900 MLSNOW
• 2024-09-08 Price Changed $109,900 MLSNOW
• 2024-09-03 Relisted — MLSNOW
• 2024-08-20 Pending — MLSNOW
• 2024-08-02 Relisted — MLSNOW
• 2024-07-31 Listing Removed — MLSNOW
• 2024-05-18 Price Changed $114,900 MLSNOW
• 2024-04-12 Price Changed $119,900 MLSNOW
• 2024-02-22 Listed $123,000 MLSNOW
• 2022-08-12 Sold (Public Records) $75,000 Public Records
• 2022-08-10 Sold (MLS) $75,000 MLSNOW
• 2022-07-05 Contingent — MLSNOW
• 2022-06-13 Relisted — MLSNOW
• 2022-05-28 Contingent — MLSNOW
• 2022-05-20 Relisted — MLSNOW
• 2022-05-13 Contingent — MLSNOW
• 2022-05-03 Listed $85,000 MLSNOW
• 2003-09-15 Sold (MLS) $58,000 MLSNOW
• 2003-09-15 Sold (MLS) $58,000 MLSNOW
• 2003-09-10 Sold (Public Records) $58,000 Public Records
• 2003-04-23 Listed $71,900 MLSNOW
• 2003-04-23 Listed $71,900 MLSNOW
• 2003-01-27 Listing Removed — MLSNOW
• 2002-07-29 Listed $79,900 MLSNOW

Property tax history

+4.1%/yr

Latest (2025): $2,172 · +22.5% YoY. Source: county tax records.