733 Damon St · Akron, OH 44310

$123,000

4 bd · 2.0 ba · 1,651 sqft · SingleFamily public records · 43 Days on market

Built 1923 6,751 sqft lot $75/sqft · 16% below area Est $146k · 16% 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 +20.6/30.0
• ARV discount +14.6/15.0
• DSCR +6.6/10.0
• 1% rule +5.8/10.0
• 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

Great Opportunity for an investor or a large family looking to add their personal touch. This spacious colonial features four bedrooms and an office on the second and third floors. The main floor begins with a front porch that leads to a large living room featuring oversized windows. The other section of the main floor starts with an enclosed porch, which opens to the Dining Room. The Dining Room then opens to the Kitchen, which opens to an eat in Kitchen. The last room can be used as a huge Pantry or Coat Closet. The Kitchen provides many built-in cabinets and plenty of room for large gatherings. The property offers a full freshly painted basement for additional storage and room for hobbies or crafts. This home has two full bathrooms, many windows, a large backyard and shed, hardwood floors in the Living and Dining Room, a newly painted entire basement and much of the first floor, and brand new carpet in the Master Bedroom. Make new memories in this ready-to-move-in home.

Key facts

• Huge pantry
• Front porch
• Eat in kitchen

Tags

• FRONT PORCH
• LARGE LIVING ROOM
• ENCLOSED PORCH
• DINING ROOM
• EAT IN KITCHEN
• HUGE PANTRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $119k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (+4.8%/yr); 86 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 39% 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 $850 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 43 days — a 3% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $123k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,310 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1923 — 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: 1.08% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

• ARV (median comp): $146,162
• List price: $123,000
• Delta: -15.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
868 Iredell St	0.22mi	4/2.0	1,548 (-6%)	6mo	$145,000	$94	75
516 Floyd St	0.14mi	3/2.0 (-1)	1,550 (-6%)	9mo	$90,000	$58	71
705 Damon St	0.05mi	3/2.0 (-1)	1,486 (-10%)	6mo	$175,000	$118	71
482 E Tallmadge Ave	0.45mi	3/2.0 (-1)	1,586 (-4%)	4mo	$106,500	$67	64
307 E Glenwood Ave	0.56mi	4/2.0	1,528 (-8%)	1mo	$65,000	$43	61
354 Julien Ave	0.63mi	4/1.5	1,680 (+2%)	7mo	$75,000	$45	60
468 Delmar Ave	0.55mi	3/1.0 (-1)	1,601 (-3%)	5mo	$141,000	$88	56
472 E Tallmadge Ave	0.45mi	3/2.0 (-1)	1,776 (+8%)	8mo	$157,500	$89	55
508 E Tallmadge Ave	0.43mi	3/1.0 (-1)	1,859 (+13%)	3mo	$157,500	$85	48
329 E Tallmadge Ave	0.64mi	5/2.0 (+1)	1,700 (+3%)	15mo	$160,000	$94	48
1001 Dan St	0.41mi	4/2.0	1,875 (+14%)	14mo	$169,000	$90	46
866 Meridian St	0.41mi	3/2.5 (-1)	1,407 (-15%)	13mo	$355,000	$252	38

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,915
• Equity at exit: $18,340

10-year hold

• IRR: 6.5%
• Equity multiple: 1.53×
• Total profit: $18,253
• Equity at exit: $10,635

Cash invested: $34,440 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$645
• Tax from tax record: −$193 /mo · $2,316/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $165

Break-even live

Break-even rent $1,126

Max offer price $123,000

Occupancy floor 83%

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Patterson Ave Unit B Akron, OH	3.0	1.0	1200	$900	$0.75	43d	1	0.65mi
265 Cranz Pl Akron, OH	4.0	1.0	1376	$1,300	$0.94	43d	1	0.66mi
559 Dayton St Akron, OH	3.0	1.0	1200	$1,200	$1.00	43d	1	0.76mi
570 Dayton St Akron, OH	3.0	1.0	1140	$1,350	$1.18	14d	1	0.80mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	43d	1	0.87mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	43d	1	0.87mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	43d	1	0.99mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	43d	1	1.17mi
15 W York St Akron, OH	3.0	1.0	1178	$1,150	$0.98	21d	1	1.19mi
1444 Hyde Park Ave Akron, OH	3.0	1.0	1104	$1,395	$1.26	14d	1	1.19mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	14d	1	1.39mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	23d	1	1.39mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	23d	1	1.41mi

Listing history 22 events

1. 2026-05-19
   status Pending 987-char remark

   Show marketing remark (987 chars)

   Great Opportunity for an investor or a large family looking to add their personal touch. This spacious colonial features four bedrooms and an office on the second and third floors. The main floor begins with a front porch that leads to a large living room featuring oversized windows. The other section of the main floor starts with an enclosed porch, which opens to the Dining Room. The Dining Room then opens to the Kitchen, which opens to an eat in Kitchen. The last room can be used as a huge Pantry or Coat Closet. The Kitchen provides many built-in cabinets and plenty of room for large gatherings. The property offers a full freshly painted basement for additional storage and room for hobbies or crafts. This home has two full bathrooms, many windows, a large backyard and shed, hardwood floors in the Living and Dining Room, a newly painted entire basement and much of the first floor, and brand new carpet in the Master Bedroom. Make new memories in this ready-to-move-in home.

2. 2026-05-05
   historical Contingent 987-char remark

   Show marketing remark (987 chars)

   Great Opportunity for an investor or a large family looking to add their personal touch. This spacious colonial features four bedrooms and an office on the second and third floors. The main floor begins with a front porch that leads to a large living room featuring oversized windows. The other section of the main floor starts with an enclosed porch, which opens to the Dining Room. The Dining Room then opens to the Kitchen, which opens to an eat in Kitchen. The last room can be used as a huge Pantry or Coat Closet. The Kitchen provides many built-in cabinets and plenty of room for large gatherings. The property offers a full freshly painted basement for additional storage and room for hobbies or crafts. This home has two full bathrooms, many windows, a large backyard and shed, hardwood floors in the Living and Dining Room, a newly painted entire basement and much of the first floor, and brand new carpet in the Master Bedroom. Make new memories in this ready-to-move-in home.

3. 2026-05-01
   price $123,000 987-char remark

   Show marketing remark (987 chars)

   Great Opportunity for an investor or a large family looking to add their personal touch. This spacious colonial features four bedrooms and an office on the second and third floors. The main floor begins with a front porch that leads to a large living room featuring oversized windows. The other section of the main floor starts with an enclosed porch, which opens to the Dining Room. The Dining Room then opens to the Kitchen, which opens to an eat in Kitchen. The last room can be used as a huge Pantry or Coat Closet. The Kitchen provides many built-in cabinets and plenty of room for large gatherings. The property offers a full freshly painted basement for additional storage and room for hobbies or crafts. This home has two full bathrooms, many windows, a large backyard and shed, hardwood floors in the Living and Dining Room, a newly painted entire basement and much of the first floor, and brand new carpet in the Master Bedroom. Make new memories in this ready-to-move-in home.

4. 2026-04-16
   price $129,000 987-char remark

   Show marketing remark (987 chars)

   Great Opportunity for an investor or a large family looking to add their personal touch. This spacious colonial features four bedrooms and an office on the second and third floors. The main floor begins with a front porch that leads to a large living room featuring oversized windows. The other section of the main floor starts with an enclosed porch, which opens to the Dining Room. The Dining Room then opens to the Kitchen, which opens to an eat in Kitchen. The last room can be used as a huge Pantry or Coat Closet. The Kitchen provides many built-in cabinets and plenty of room for large gatherings. The property offers a full freshly painted basement for additional storage and room for hobbies or crafts. This home has two full bathrooms, many windows, a large backyard and shed, hardwood floors in the Living and Dining Room, a newly painted entire basement and much of the first floor, and brand new carpet in the Master Bedroom. Make new memories in this ready-to-move-in home.

5. 2026-04-16
   price $12,900 987-char remark

   Show marketing remark (987 chars)

   Great Opportunity for an investor or a large family looking to add their personal touch. This spacious colonial features four bedrooms and an office on the second and third floors. The main floor begins with a front porch that leads to a large living room featuring oversized windows. The other section of the main floor starts with an enclosed porch, which opens to the Dining Room. The Dining Room then opens to the Kitchen, which opens to an eat in Kitchen. The last room can be used as a huge Pantry or Coat Closet. The Kitchen provides many built-in cabinets and plenty of room for large gatherings. The property offers a full freshly painted basement for additional storage and room for hobbies or crafts. This home has two full bathrooms, many windows, a large backyard and shed, hardwood floors in the Living and Dining Room, a newly painted entire basement and much of the first floor, and brand new carpet in the Master Bedroom. Make new memories in this ready-to-move-in home.

6. 2026-04-13
   price $134,000 987-char remark

   Show marketing remark (987 chars)

   Great Opportunity for an investor or a large family looking to add their personal touch. This spacious colonial features four bedrooms and an office on the second and third floors. The main floor begins with a front porch that leads to a large living room featuring oversized windows. The other section of the main floor starts with an enclosed porch, which opens to the Dining Room. The Dining Room then opens to the Kitchen, which opens to an eat in Kitchen. The last room can be used as a huge Pantry or Coat Closet. The Kitchen provides many built-in cabinets and plenty of room for large gatherings. The property offers a full freshly painted basement for additional storage and room for hobbies or crafts. This home has two full bathrooms, many windows, a large backyard and shed, hardwood floors in the Living and Dining Room, a newly painted entire basement and much of the first floor, and brand new carpet in the Master Bedroom. Make new memories in this ready-to-move-in home.

7. 2026-04-06
   listed $139,000 Active 987-char remark

   Show marketing remark (987 chars)

   Great Opportunity for an investor or a large family looking to add their personal touch. This spacious colonial features four bedrooms and an office on the second and third floors. The main floor begins with a front porch that leads to a large living room featuring oversized windows. The other section of the main floor starts with an enclosed porch, which opens to the Dining Room. The Dining Room then opens to the Kitchen, which opens to an eat in Kitchen. The last room can be used as a huge Pantry or Coat Closet. The Kitchen provides many built-in cabinets and plenty of room for large gatherings. The property offers a full freshly painted basement for additional storage and room for hobbies or crafts. This home has two full bathrooms, many windows, a large backyard and shed, hardwood floors in the Living and Dining Room, a newly painted entire basement and much of the first floor, and brand new carpet in the Master Bedroom. Make new memories in this ready-to-move-in home.

8. 2016-06-10
   soldstatus $69,000 Sold 181-char remark

   Show marketing remark (181 chars)

   Newer carpet, wiring, electrical panel, windows. Front porch enclosed, eat-in kitchen with extra bonus room. Some wood floors, first floor walk up. Finished attic/bedroom. Nice lot.

9. 2016-06-09
   soldstatus $69,000
10. 2016-04-18
    status Pending 181-char remark

    Show marketing remark (181 chars)

    Newer carpet, wiring, electrical panel, windows. Front porch enclosed, eat-in kitchen with extra bonus room. Some wood floors, first floor walk up. Finished attic/bedroom. Nice lot.

11. 2016-04-13
    price $69,000 181-char remark

    Show marketing remark (181 chars)

    Newer carpet, wiring, electrical panel, windows. Front porch enclosed, eat-in kitchen with extra bonus room. Some wood floors, first floor walk up. Finished attic/bedroom. Nice lot.

12. 2016-04-11
    status Active 181-char remark

    Show marketing remark (181 chars)

    Newer carpet, wiring, electrical panel, windows. Front porch enclosed, eat-in kitchen with extra bonus room. Some wood floors, first floor walk up. Finished attic/bedroom. Nice lot.

13. 2016-03-10
    historical Contingent 181-char remark

    Show marketing remark (181 chars)

    Newer carpet, wiring, electrical panel, windows. Front porch enclosed, eat-in kitchen with extra bonus room. Some wood floors, first floor walk up. Finished attic/bedroom. Nice lot.

14. 2016-02-16
    price $69,900 181-char remark

    Show marketing remark (181 chars)

    Newer carpet, wiring, electrical panel, windows. Front porch enclosed, eat-in kitchen with extra bonus room. Some wood floors, first floor walk up. Finished attic/bedroom. Nice lot.

15. 2015-12-11
    price $74,900 181-char remark

    Show marketing remark (181 chars)

    Newer carpet, wiring, electrical panel, windows. Front porch enclosed, eat-in kitchen with extra bonus room. Some wood floors, first floor walk up. Finished attic/bedroom. Nice lot.

16. 2015-08-19
    listed $79,900 Active 181-char remark

    Show marketing remark (181 chars)

    Newer carpet, wiring, electrical panel, windows. Front porch enclosed, eat-in kitchen with extra bonus room. Some wood floors, first floor walk up. Finished attic/bedroom. Nice lot.

17. 2005-08-03
    soldstatus $91,500
18. 2005-08-03
    soldstatus $91,500
19. 2005-07-10
    historical
20. 2005-07-10
    listed $94,000
21. 2005-03-09
    listed $98,000
22. 2004-04-02
    soldstatus $40,000

ⓘ 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: $2,316 · $193/mo
• Projected year-2 tax: $2,316 · $193/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 ≥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: $16,009
• − Mortgage interest: −$6,890
• − Property taxes: −$2,316
• − Insurance: −$615
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$3,578
• Taxable income: $48
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $1,964/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

+207.5% since first listed

22 events — show timeline

• 2026-05-19 Pending — MLSNOW
• 2026-05-05 Contingent — MLSNOW
• 2026-05-01 Price Changed $123,000 MLSNOW
• 2026-04-16 Price Changed $129,000 MLSNOW
• 2026-04-16 Price Changed $12,900 MLSNOW
• 2026-04-13 Price Changed $134,000 MLSNOW
• 2026-04-06 Listed $139,000 MLSNOW
• 2016-06-10 Sold (MLS) $69,000 MLSNOW
• 2016-06-09 Sold (Public Records) $69,000 Public Records
• 2016-04-18 Pending — MLSNOW
• 2016-04-13 Price Changed $69,000 MLSNOW
• 2016-04-11 Relisted — MLSNOW
• 2016-03-10 Contingent — MLSNOW
• 2016-02-16 Price Changed $69,900 MLSNOW
• 2015-12-11 Price Changed $74,900 MLSNOW
• 2015-08-19 Listed $79,900 MLSNOW
• 2005-08-03 Sold (Public Records) $91,500 Public Records
• 2005-08-03 Sold (MLS) $91,500 MLSNOW
• 2005-07-10 Listed $94,000 MLSNOW
• 2005-07-10 Listing Removed — MLSNOW
• 2005-03-09 Listed $98,000 MLSNOW
• 2004-04-02 Sold (Public Records) $40,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,316 · +0.2% YoY. Source: county tax records.