802 Clay Dr · Akron, OH 44311

$59,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 4 Days on market

Built 1919 2,879 sqft lot Est $80k · 25% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity. The home needs a new bathroom sink, a good clean job, floor coverings and a lot of paint and you are ready for tenants

Key facts

• Functional kitchen
• Nice-sized backyard
• Spacious living room

Tags

• NICE-SIZED BACKYARD
• SPACIOUS LIVING ROOM
• DEDICATED DINING ROOM
• FUNCTIONAL KITCHEN

Property features AI

Finance

• Financial info: Annual taxes reported (2025)

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer; Gas service for heating
• Home design: 2-story residence; Above-grade living area approximately 864; Year built per public records
• Construction: Aluminum and vinyl siding; Asphalt roof; Full basement
• Exterior features: Small lot (approximately 0.066 acres)

Interior

• Bedrooms: Total of 6 rooms (bedrooms included)
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 13.5% 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: 54 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• At $1,028/mo this rent would consume 51% of the median local household income ($24k/yr) (locally 659% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 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 + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $26k; list at $60k implies a 135% 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 $59,900

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.72% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.77%
• DSCR: 2.15
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $80,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 Ashland Ave	0.29mi	2/1.0	864 (0%)	1mo	$87,000	$101	86
917 Clay St	0.22mi	2/1.0	864 (0%)	8mo	$72,000	$83	83
396 E Voris St	0.23mi	2/1.0	858 (-1%)	9mo	$79,900	$93	80
374 E Voris St	0.25mi	3/1.0 (+1)	876 (+1%)	5mo	$102,000	$116	77
566 Mckinley Ave	0.30mi	2/1.0	768 (-11%)	3mo	$91,650	$119	65
689 Kling St	0.21mi	3/1.0 (+1)	780 (-10%)	5mo	$68,000	$87	65
440 Tyner St	0.43mi	3/1.0 (+1)	880 (+2%)	9mo	$72,100	$82	64
791 Allyn St	0.15mi	3/1.0 (+1)	992 (+15%)	4mo	$85,000	$86	60
696 Merton Ave	0.61mi	2/1.0	816 (-6%)	2mo	$70,000	$86	60
1137 Herberich Ave	0.70mi	2/1.0	816 (-6%)	2mo	$115,575	$142	56
720 Kipling St	0.47mi	2/1.0	800 (-7%)	12mo	$51,500	$64	56
1133 Bellows St	0.73mi	3/1.0 (+1)	933 (+8%)	2mo	$110,000	$118	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 1.79×
• Total profit: $13,272
• Equity at exit: $8,931

10-year hold

• IRR: 27.8%
• Equity multiple: 3.46×
• Total profit: $41,254
• Equity at exit: $5,179

Cash invested: $16,772 (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 44311

• Home prices YoY: -28.4%
• Active inventory: 54
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,028 high
• Mortgage (P&I): −$314
• Tax from tax record: −$113 /mo · $1,355/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $360

Break-even live

Break-even rent $572

Max offer price $59,900

Occupancy floor 60%

Sensitivity live

Price	-10% $394	-5% $377	+0% $360	+5% $343	+10% $326
Rent	-10% $279	-5% $320	+0% $360	+5% $401	+10% $441
Rate	-1.0pp $390	-0.5pp $375	base $360	+0.5pp $345	+1.0pp $329

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	21d	1	0.24mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	24d	1	0.27mi
429 Lovisa St Akron, OH	1.0	1.0	600	$900	$1.50	44d	1	0.34mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	44d	1	0.41mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	0.43mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	0.43mi
549 Brown St Unit 3 Akron, OH	1.0	1.0	900	$900	$1.00	24d	1	0.47mi
549 Brown St Unit 1 Akron, OH	1.0	1.0	900	$600	$0.67	24d	1	0.47mi
393 Cross St Unit 393 Akron, OH	2.0	1.0	864	$775	$0.90	44d	1	0.53mi
375 Cross St Akron, OH	1.0	1.0	800	$820	$1.02	44d	1	0.53mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	44d	1	0.53mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,200	$1.46	14d	14	0.55mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	44d	1	0.57mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	24d	1	0.59mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	24d	1	0.60mi
467 Spicer St Akron, OH	2.0	1.0	800	$915	$1.14	24d	1	0.61mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	44d	1	0.62mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	44d	1	0.69mi
505 Rentschler St Unit Down Akron, OH	2.0	1.0	825	$850	$1.03	14d	1	0.70mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	24d	1	0.75mi
472 Sumner St Apt 3 Akron, OH	1.0	1.0	600	$850	$1.42	24d	1	0.75mi
470 Sumner St Unit 2 Akron, OH	2.0	1.0	560	$900	$1.61	24d	1	0.76mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	14d	1	0.76mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	44d	1	0.77mi
421 Allyn St Unit 2 Akron, OH	3.0	1.0	743	$850	$1.14	44d	1	0.78mi
437 Sumner St Apt A Akron, OH	3.0	1.5	750	$1,200	$1.60	24d	1	0.79mi
437 Sumner St Apt P Akron, OH	3.0	1.5	600	$750	$1.25	24d	1	0.79mi
437 Sumner St Apt T Akron, OH	3.0	1.5	600	$960	$1.60	24d	1	0.79mi
437 Sumner St Apt R Akron, OH	2.0	1.5	600	$500	$0.83	24d	1	0.79mi
437 Sumner St Apt D Akron, OH	2.0	1.5	750	$900	$1.20	24d	1	0.79mi
195 Wheeler St Apt 301 Akron, OH	2.0	1.0	600	$750	$1.25	44d	1	0.79mi
195 Wheeler St Apt 104 Akron, OH	1.0	1.0	600	$700	$1.17	44d	1	0.79mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	44d	1	0.81mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$875	$1.05	14d	3	0.85mi
548 Winans Ave Akron, OH	1.0	1.0	700	$1,100	$1.57	44d	1	0.86mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	14d	1	1.00mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	44d	1	1.01mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	24d	1	1.04mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	14d	1	1.07mi
1005 Pardee Ave Akron, OH	2.0	1.0	862	$1,025	$1.19	44d	1	1.08mi

Listing history 5 events

1. 2026-06-18
   days on market $59,900 Active 4 DOM
2. 2026-06-17
   days on market $59,900 Active 3 DOM
3. 2026-06-16
   days on market $59,900 Active 2 DOM
4. 2026-06-15
   remarks 439-char remark
5. 2026-06-15
   listed $59,900 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: $1,355 · $113/mo
• Projected year-2 tax: $1,355 · $113/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $12,336
• − Mortgage interest: −$3,355
• − Property taxes: −$1,355
• − Insurance: −$300
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$1,743
• Taxable income: $3,610
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $3,456/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): 7,547
• Household income: $24,369
• Rent vs Own: 83.0% rent · 17.0% own
• Severe rent burden: 659.0

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 0.60)
• Race & ethnicity: White 53% Black 35% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, Vietnam, Philippines
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 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: ▼ -39.01%
• Current HPI: 98.3809
• Rent YoY: —
• 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

+71.1% since first listed

4 events — show timeline

• 2026-06-14 Listed $59,900 MLSNOW
• 2026-01-16 Sold (MLS) $25,500 MLSNOW
• 2026-01-02 Pending — MLSNOW
• 2025-11-05 Listed $35,000 MLSNOW

Property tax history

+5.9%/yr

Latest (2025): $1,355 · +72.7% YoY. Source: county tax records.