840 E Buchtel Ave · Akron, OH 44305

$139,000

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 53 Days on market

Built 1919 3,741 sqft lot

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• 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

Welcome to your freshly updated turn-key home! All updates were professionally done and inspected, with all mechanicals by licensed experts! The list is too long to fit here: New Roof, Siding, and Windows outside, kitchen, bathrooms and all mechanicals updated inside in 2023. Fresh paint and carpet recently allow for you to move right in and get to enjoying the spacious front porch just in time for spring! Schedule your showing now as this will not be on the market long! Sale restricted to owner occupants at or less than 80% AMI. Please call listing agent with any questions!

Key facts

• Kitchen
• Bathrooms
• Spacious front porch

Tags

• NEW ROOF
• SIDING
• WINDOWS
• KITCHEN
• BATHROOMS
• SPACIOUS FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $204 ($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 $136k (1.9% below list).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 40 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 31% 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 $961 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 53 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $1k; list at $139k implies a 11483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1919 — 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. 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: 0.98% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $89,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Shaker Dr	0.10mi	4/1.5 (+1)	1,682 (-3%)	10mo	$120,000	$71	76
224 Allies St	0.39mi	3/1.0	1,637 (-5%)	12mo	$76,500	$47	59
198 N Arlington St	0.10mi	4/1.0 (+1)	1,538 (-11%)	15mo	$50,000	$33	56
692 Roselawn Ave	0.51mi	4/1.0 (+1)	1,673 (-3%)	13mo	$82,000	$49	52
788 Excelsior Ave	0.37mi	4/1.5 (+1)	1,469 (-15%)	1mo	$166,000	$113	50
347 Cleveland St	0.55mi	3/1.5	1,607 (-7%)	13mo	$84,000	$52	50
1265 Newton St	0.74mi	4/1.5 (+1)	1,641 (-5%)	2mo	$80,000	$49	48
48 Franklin St	0.57mi	3/2.0	1,502 (-13%)	8mo	$80,000	$53	45
851 Forrest Dr	0.43mi	4/2.0 (+1)	1,520 (-12%)	13mo	$72,450	$48	45
1147 Newton St	0.53mi	3/2.0	1,932 (+12%)	17mo	$84,000	$43	42
333 Eastland Ave	0.64mi	3/1.5	1,482 (-14%)	7mo	$147,000	$99	38
1250 Honodle Ave	0.72mi	3/2.0	1,473 (-15%)	14mo	$200,000	$136	30

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-7,465
• Equity at exit: $20,725

10-year hold

• IRR: 6.2%
• Equity multiple: 1.49×
• Total profit: $18,992
• Equity at exit: $12,018

Cash invested: $38,920 (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: $1,364 high
• Mortgage (P&I): −$729
• Tax from tax record: −$87 /mo · $1,040/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $204

Break-even live

Break-even rent $1,106

Max offer price $139,000

Occupancy floor 80%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	23d	1	0.00mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	14d	1	0.00mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	23d	1	0.13mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	43d	1	0.28mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	43d	1	0.40mi
1147 Newton St Akron, OH	3.0	2.0	1932	$1,250	$0.65	21d	1	0.51mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	23d	1	0.54mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	23d	1	0.55mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	43d	1	0.64mi
1076 Ackley St Akron, OH	4.0	2.0	1998	$2,000	$1.00	14d	1	0.66mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	43d	1	0.76mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	43d	1	0.76mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	43d	1	0.77mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	23d	1	0.83mi
435 Margaret St Akron, OH	4.0	2.0	1900	$1,450	$0.76	43d	1	0.83mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	43d	1	0.84mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	23d	1	0.93mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	43d	1	0.94mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	43d	1	0.97mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	43d	1	0.97mi
455 Spicer St Akron, OH	2.0	1.0	1872	$975	$0.52	14d	1	0.99mi
1395 Goodyear Blvd Akron, OH	3.0	1.5	1542	$1,450	$0.94	43d	1	1.03mi
578 Plum St Akron, OH	3.0	1.0	1920	$1,250	$0.65	23d	1	1.03mi
589 Eastland Ave Akron, OH	3.0	1.5	1345	$1,300	$0.97	43d	1	1.03mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	1.03mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	23d	1	1.05mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	1.14mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	1.17mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	14d	1	1.17mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	23d	1	1.18mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	23d	1	1.19mi
497 Lucy St Akron, OH	4.0	1.0	1600	$1,500	$0.94	43d	1	1.21mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	43d	1	1.23mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	43d	1	1.26mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,085	$1.30	14d	3	1.27mi
1598 Pilgrim St Akron, OH	3.0	1.0	1352	$1,550	$1.15	43d	1	1.35mi
1280 7th Ave Akron, OH	2.0	1.0	1152	$1,200	$1.04	14d	1	1.37mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	43d	1	1.37mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	43d	1	1.43mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	43d	1	1.48mi

Listing history 5 events

1. 2026-04-21
   status Pending
2. 2026-02-27
   listed $139,000 Active
3. 2003-10-21
   historical
4. 2003-03-21
   listed $41,900
5. 1985-07-03
   soldstatus $1,200

ⓘ 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: $1,040 · $87/mo
• Projected year-2 tax: $1,604 · $134/mo
• Expected delta: +$564/yr (+$47/mo · 54.3%)

ⓘ 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 ≥97°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: $16,366
• − Mortgage interest: −$7,786
• − Property taxes: −$1,040
• − Insurance: −$695
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$4,044
• Taxable income: $183
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $2,403/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

+11483.3% since first listed

5 events — show timeline

• 2026-04-21 Pending — MLSNOW
• 2026-02-27 Listed $139,000 MLSNOW
• 2003-10-21 Listing Removed — MLSNOW
• 2003-03-21 Listed $41,900 MLSNOW
• 1985-07-03 Sold (Public Records) $1,200 Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,040 · -23.6% YoY. Source: county tax records.