2146 East Ave · Akron, OH 44314

$110,000

4 bd · 2.0 ba · 1,463 sqft · SingleFamily public records · 33 Days on market

Built 1918 2,574 sqft lot Est $121k · 9% 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 +27.6/30.0
• ARV discount +11.7/15.0
• DSCR +9.7/10.0
• 1% rule +7.3/10.0
• 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 MLS

Welcome home to 2146 East Ave. This 4 bed 2 bath home in Kenmore has been renovated and refreshed with today's modern design in mind. Beautiful layout makes this home show really well and feel a lot larger than what it truly is. Upon entering through the front door, you step right into the family room with good natural lighting. Off the family room, is a formal dining area with built in storage space that keeps the character of the home going. Next you will find the beautifully done kitchen that comes fully equipped with stainless steel appliances & is large enough to boast a little breakfast nook right off the side. Off the kitchen, is the first full bath that has been completely redone and gives that efficient first floor vibe. Heading upstairs, you will find 3 good sized bedrooms with nice closet space and the second full bath for guests to use. The third level offers a bonus area which can be used as a fourth bedroom or a cozy little office. Tons of space and updates that you must

Key facts

• Tasteful updates
• Spacious layout
• Conveniently located

Tags

• DESIRABLE KENMORE NEIGHBORHOOD
• TASTEFUL UPDATES
• SPACIOUS LAYOUT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Above-grade finished living area approximately 1,463 (source: Realist)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family property; Shingle roof; Vinyl siding
• Construction: Vinyl siding construction; Shingle roof
• Exterior features: Small lot (approximately 0.059 acres)

Interior

• Bedrooms: Total of 7 rooms (bedrooms counted within total rooms)
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Forced-air heating; Gas heating
• Interior features: Unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 34% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1918 — 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: 1.23% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.81%
• DSCR: 1.57
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $121,429
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1223 Florida Ave	0.20mi	3/2.0 (-1)	1,391 (-5%)	2mo	$143,000	$103	75
2253 East Ave	0.21mi	3/1.0 (-1)	1,464 (+0%)	8mo	$73,000	$50	75
2190 21st St SW	0.31mi	4/1.0	1,403 (-4%)	7mo	$123,000	$88	69
1115 Harpster Ave	0.22mi	5/2.0 (+1)	1,565 (+7%)	7mo	$42,000	$27	67
962 Iona Ave	0.51mi	3/1.0 (-1)	1,443 (-1%)	2mo	$132,000	$91	63
1160 Carey Ave	0.32mi	5/2.0 (+1)	1,682 (+15%)	9mo	$139,900	$83	48
1415 Woodbirch Ave	0.45mi	3/2.0 (-1)	1,264 (-14%)	5mo	$90,000	$71	48
867 Battles Ave	0.67mi	4/1.5	1,597 (+9%)	6mo	$111,900	$70	46
2342 16th St SW	0.68mi	4/1.0	1,303 (-11%)	2mo	$77,000	$59	45
929 Iona Ave	0.58mi	3/1.0 (-1)	1,344 (-8%)	8mo	$165,000	$123	44
2075 Bigelow St	0.58mi	3/1.5 (-1)	1,325 (-9%)	8mo	$196,500	$148	44
2273 14th St SW	0.74mi	4/1.5	1,656 (+13%)	8mo	$125,000	$75	35

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $4,376
• Equity at exit: $16,401

10-year hold

• IRR: 14.0%
• Equity multiple: 2.17×
• Total profit: $36,054
• Equity at exit: $9,511

Cash invested: $30,800 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$577
• Tax from tax record: −$121 /mo · $1,451/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $329

Break-even live

Break-even rent $941

Max offer price $110,000

Occupancy floor 71%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	23d	1	0.03mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	0.37mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	21d	1	0.48mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	0.48mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	21d	1	0.54mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	44d	1	0.54mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	0.65mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	44d	1	0.73mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	44d	1	0.76mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	21d	1	0.78mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	44d	1	0.78mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	23d	1	0.81mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	14d	1	0.84mi
786 Florida Ave Akron, OH	5.0	1.0	1773	$1,195	$0.67	44d	1	0.86mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	0.89mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	0.92mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	14d	1	0.98mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	1.12mi
1641 13th St SW Akron, OH	5.0	2.5	1700	$1,750	$1.03	44d	1	1.16mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	44d	1	1.21mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	1.31mi

Listing history 35 events

1. 2026-06-18
   days on market $110,000 Active 33 DOM
2. 2026-06-17
   days on market $110,000 Active 32 DOM
3. 2026-06-16
   days on market $110,000 Active 31 DOM
4. 2026-06-15
   days on market $110,000 Active 30 DOM
5. 2026-06-14
   days on market $110,000 Active 28 DOM
6. 2026-06-13
   pricedays on market $110,000 Active 27 DOM
7. 2026-06-10
   days on market $120,000 Active 25 DOM
8. 2026-06-09
   days on market $120,000 Active 24 DOM
9. 2026-06-08
   days on market $120,000 Active 23 DOM
10. 2026-06-07
    days on market $120,000 Active 22 DOM
11. 2026-06-05
    days on market $120,000 Active 19 DOM
12. 2026-06-03
    days on market $120,000 Active 18 DOM
13. 2026-06-02
    days on market $120,000 Active 17 DOM
14. 2026-06-01
    days on market $120,000 Active 16 DOM
15. 2026-05-31
    days on market $120,000 Active 15 DOM
16. 2026-05-31
    days on market $120,000 Active 14 DOM
17. 2026-05-16
    listed $120,000 Active
18. 2023-09-27
    soldstatus $98,900
19. 2023-09-25
    soldstatus $98,900 Closed 1005-char remark

    Show marketing remark (1005 chars)

    Welcome home to 2146 East Ave. This 4 bed 2 bath home in Kenmore has been renovated and refreshed with today's modern design in mind. Beautiful layout makes this home show really well and feel a lot larger than what it truly is. Upon entering through the front door, you step right into the family room with good natural lighting. Off the family room, is a formal dining area with built in storage space that keeps the character of the home going. Next you will find the beautifully done kitchen that comes fully equipped with stainless steel appliances & is large enough to boast a little breakfast nook right off the side. Off the kitchen, is the first full bath that has been completely redone and gives that efficient first floor vibe. Heading upstairs, you will find 3 good sized bedrooms with nice closet space and the second full bath for guests to use. The third level offers a bonus area which can be used as a fourth bedroom or a cozy little office. Tons of space and updates that you must

20. 2023-09-04
    historical Contingent 1005-char remark

    Show marketing remark (1005 chars)

    Welcome home to 2146 East Ave. This 4 bed 2 bath home in Kenmore has been renovated and refreshed with today's modern design in mind. Beautiful layout makes this home show really well and feel a lot larger than what it truly is. Upon entering through the front door, you step right into the family room with good natural lighting. Off the family room, is a formal dining area with built in storage space that keeps the character of the home going. Next you will find the beautifully done kitchen that comes fully equipped with stainless steel appliances & is large enough to boast a little breakfast nook right off the side. Off the kitchen, is the first full bath that has been completely redone and gives that efficient first floor vibe. Heading upstairs, you will find 3 good sized bedrooms with nice closet space and the second full bath for guests to use. The third level offers a bonus area which can be used as a fourth bedroom or a cozy little office. Tons of space and updates that you must

21. 2023-08-28
    listed $115,000 Active 1005-char remark

    Show marketing remark (1005 chars)

    Welcome home to 2146 East Ave. This 4 bed 2 bath home in Kenmore has been renovated and refreshed with today's modern design in mind. Beautiful layout makes this home show really well and feel a lot larger than what it truly is. Upon entering through the front door, you step right into the family room with good natural lighting. Off the family room, is a formal dining area with built in storage space that keeps the character of the home going. Next you will find the beautifully done kitchen that comes fully equipped with stainless steel appliances & is large enough to boast a little breakfast nook right off the side. Off the kitchen, is the first full bath that has been completely redone and gives that efficient first floor vibe. Heading upstairs, you will find 3 good sized bedrooms with nice closet space and the second full bath for guests to use. The third level offers a bonus area which can be used as a fourth bedroom or a cozy little office. Tons of space and updates that you must

22. 2023-08-28
    soldstatus $60,500

    Show marketing remark (1005 chars)

    Welcome home to 2146 East Ave. This 4 bed 2 bath home in Kenmore has been renovated and refreshed with today's modern design in mind. Beautiful layout makes this home show really well and feel a lot larger than what it truly is. Upon entering through the front door, you step right into the family room with good natural lighting. Off the family room, is a formal dining area with built in storage space that keeps the character of the home going. Next you will find the beautifully done kitchen that comes fully equipped with stainless steel appliances & is large enough to boast a little breakfast nook right off the side. Off the kitchen, is the first full bath that has been completely redone and gives that efficient first floor vibe. Heading upstairs, you will find 3 good sized bedrooms with nice closet space and the second full bath for guests to use. The third level offers a bonus area which can be used as a fourth bedroom or a cozy little office. Tons of space and updates that you must

23. 2018-04-17
    historical
24. 2018-04-11
    status Active
25. 2018-04-10
    historical
26. 2018-01-29
    price $65,000
27. 2017-12-16
    price $69,000
28. 2017-10-13
    listed $75,000 Active
29. 2017-06-30
    soldstatus $21,000 Sold
30. 2017-06-24
    status Pending
31. 2017-06-20
    historical Contingent
32. 2017-05-25
    listed $18,490 Active
33. 2002-12-11
    soldstatus $54,000
34. 1990-08-13
    soldstatus $12,600
35. 1990-07-27
    soldstatus $12,600

ⓘ 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: $1,451 · $121/mo
• Projected year-2 tax: $1,584 · $132/mo
• Expected delta: +$132/yr (+$11/mo · 9.1%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,289
• − Mortgage interest: −$6,162
• − Property taxes: −$1,451
• − Insurance: −$550
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$3,200
• Taxable income: $2,320
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $3,388/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

+852.4% since first listed

19 events — show timeline

• 2026-05-16 Listed $120,000 MLSNOW
• 2023-09-27 Sold (Public Records) $98,900 Public Records
• 2023-09-25 Sold (MLS) $98,900 MLSNOW
• 2023-09-04 Contingent — MLSNOW
• 2023-08-28 Sold (Public Records) $60,500 Public Records
• 2023-08-28 Listed $115,000 MLSNOW
• 2018-04-17 Listing Removed — MLSNOW
• 2018-04-11 Relisted — MLSNOW
• 2018-04-10 Listing Removed — MLSNOW
• 2018-01-29 Price Changed $65,000 MLSNOW
• 2017-12-16 Price Changed $69,000 MLSNOW
• 2017-10-13 Listed $75,000 MLSNOW
• 2017-06-30 Sold (MLS) $21,000 MLSNOW
• 2017-06-24 Pending — MLSNOW
• 2017-06-20 Contingent — MLSNOW
• 2017-05-25 Listed $18,490 MLSNOW
• 2002-12-11 Sold (Public Records) $54,000 Public Records
• 1990-08-13 Sold (Public Records) $12,600 Public Records
• 1990-07-27 Sold (Public Records) $12,600 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,451 · -2.1% YoY. Source: county tax records.