609 Storer Ave · Akron, OH 44320

$99,900

3 bd · 1.5 ba · 1,436 sqft · SingleFamily public records · 6 Days on market

Built 1927 5,183 sqft lot Est $105k · at est.

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• 1% rule +7.7/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 2 story, currently rented. Fireplaced living room with built ins. Formal dining also with built ins. Kitchen with painted cabinets. 3 good size bedrooms. One and a half bath. Exterior was painted in 2021. Very Charming home. Need notice to show since tenant occupied. This home shows beautifully however tenant will not allow photos. Please see broker remarks for tenants items that will be excluded. Call only agent to schedule.

Key facts

• Covered front porch
• Breakfast nook
• Large dining room

Tags

• COVERED FRONT PORCH
• GAS FIREPLACE
• LARGE DINING ROOM
• NEWER APPLIANCES
• BREAKFAST NOOK
• HALF BATHROOM

Property features AI

Exterior

• Parking: Driveway; No garage; Unpaved parking
• Utilities: Public water; Public sewer
• Home design: 2-story wood-sided home; Built (year per public records)
• Construction: Wood siding; Asphalt/fiberglass roof; Full foundation
• Exterior features: Front porch; Lot dimensions approximately 40 x 130

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 6 rooms (bedrooms included)
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Full, unfinished basement; Gas fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.1% 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.
• Zoned schools: Crouse Community Learning Center (math 2% / reading 17%, grade F, #1,471 of 1,584 statewide, top 95%, 393 students, 0% FRL); National Inventors Hall of Fame School Center For Stem (math 45% / reading 56%, grade C, #413 of 654 statewide, top 63%, 406 students, 0% FRL); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 47% at this address vs 26% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 106 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 37% 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 $691 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 + 1.6% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $58k; list at $100k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1927 — 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: 1.27% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.58%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $104,828
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 Noah Ave	0.36mi	3/1.5	1,418 (-1%)	2mo	$158,000	$111	79
968 Stadelman Ave	0.39mi	3/1.5	1,488 (+4%)	2mo	$104,000	$70	74
910 Bye St	0.42mi	4/1.0 (+1)	1,457 (+2%)	1mo	$102,000	$70	70
322 Madison Ave	0.36mi	3/2.0	1,328 (-8%)	1mo	$49,000	$37	68
926 Winton Ave	0.49mi	3/2.0	1,503 (+5%)	1mo	$200,000	$133	66
677 Crossings Ln	0.62mi	3/2.5	1,440 (+0%)	1mo	$220,000	$153	66
445 Beechwood Dr	0.50mi	3/1.0	1,498 (+4%)	2mo	$142,850	$95	66
379 Noble Ave	0.16mi	3/1.0	1,224 (-15%)	2mo	$90,000	$74	64
555 Hoye Ave	0.45mi	4/1.0 (+1)	1,505 (+5%)	2mo	$15,500	$10	62
557 Wildwood Ave	0.51mi	3/1.0	1,545 (+8%)	2mo	$65,000	$42	60
633 Madison Ave	0.46mi	3/1.0	1,308 (-9%)	2mo	$44,000	$34	60
1007 Delia Ave	0.50mi	4/1.0 (+1)	1,602 (+12%)	2mo	$117,000	$73	48

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,284
• Equity at exit: $14,895

10-year hold

• IRR: 10.4%
• Equity multiple: 1.76×
• Total profit: $21,225
• Equity at exit: $8,638

Cash invested: $27,972 (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 44320

• Rents YoY: 1.6%
• Active inventory: 106
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$524
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $316

Break-even live

Break-even rent $866

Max offer price $99,900

Occupancy floor 70%

Sensitivity live

Price	-10% $373	-5% $345	+0% $316	+5% $288	+10% $260
Rent	-10% $216	-5% $266	+0% $316	+5% $366	+10% $417
Rate	-1.0pp $367	-0.5pp $342	base $316	+0.5pp $291	+1.0pp $264

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Noah Ave Akron, OH	2.0	1.0	1000	$1,050	$1.05	23d	1	0.06mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	16d	1	0.07mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	46d	1	0.27mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	16d	1	0.31mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	16d	1	0.31mi
916 Peckham St Akron, OH	2.0	1.0	936	$850	$0.91	46d	1	0.35mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	46d	1	0.35mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	46d	1	0.36mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	46d	1	0.39mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	16d	1	0.43mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	46d	1	0.44mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	46d	1	0.52mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	26d	1	0.59mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	26d	1	0.62mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	46d	1	0.71mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	46d	1	0.74mi
724 Crosby St Akron, OH	2.0	1.0	1582	$995	$0.63	26d	1	0.78mi
724 Crosby St Unit 1 Akron, OH	2.0	1.0	1582	$995	$0.63	46d	1	0.78mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	23d	1	0.80mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	46d	1	0.81mi
678 Crosby St Unit 3 Akron, OH	2.0	1.0	1000	$780	$0.78	46d	1	0.85mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	46d	1	0.86mi
199 Beck Ave Unit 2 Akron, OH	2.0	1.0	926	$1,300	$1.40	26d	1	0.87mi
80 Byers Ave Unit A Akron, OH	2.0	1.0	900	$995	$1.11	46d	1	0.90mi
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	26d	6	0.92mi
627 Crosby St Unit B Akron, OH	4.0	1.0	1200	$875	$0.73	46d	1	0.96mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	46d	7	0.97mi
1161 Seward Ave Akron, OH	3.0	1.5	1000	$1,200	$1.20	16d	1	0.99mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	46d	1	1.04mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	16d	1	1.04mi
25 N Rose Blvd Unit 1496095P Akron, OH	4.0	2.5	1603	$9,078	$5.66	23d	1	1.05mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	46d	1	1.08mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	46d	1	1.08mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	26d	1	1.09mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	26d	1	1.10mi
502 Evelyn Ct Akron, OH	2.0	1.0	900	$950	$1.06	46d	1	1.10mi
152 S Balch St Akron, OH	3.0	1.5	1000	$1,195	$1.20	46d	1	1.10mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	16d	1	1.10mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	46d	1	1.12mi
115 N Portage Path Unit 6 Akron, OH	2.0	1.0	1200	$1,195	$1.00	46d	1	1.13mi

Listing history 16 events

1. 2026-06-23
   status $99,900 Active 6 DOM
2. 2026-06-03
   status $99,900 Pending 6 DOM
3. 2026-06-02
   days on market $99,900 Active 6 DOM
4. 2026-06-01
   days on market $99,900 Active 5 DOM
5. 2026-05-31
   days on market $99,900 Active 4 DOM
6. 2026-05-31
   days on market $99,900 Active 3 DOM
7. 2026-05-27
   listed $99,900 Active
8. 2021-08-17
   soldstatus $57,500 Closed 435-char remark

   Show marketing remark (435 chars)

   Great 2 story, currently rented. Fireplaced living room with built ins. Formal dining also with built ins. Kitchen with painted cabinets. 3 good size bedrooms. One and a half bath. Exterior was painted in 2021. Very Charming home. Need notice to show since tenant occupied. This home shows beautifully however tenant will not allow photos. Please see broker remarks for tenants items that will be excluded. Call only agent to schedule.

9. 2021-08-17
   soldstatus $57,500

   Show marketing remark (435 chars)

   Great 2 story, currently rented. Fireplaced living room with built ins. Formal dining also with built ins. Kitchen with painted cabinets. 3 good size bedrooms. One and a half bath. Exterior was painted in 2021. Very Charming home. Need notice to show since tenant occupied. This home shows beautifully however tenant will not allow photos. Please see broker remarks for tenants items that will be excluded. Call only agent to schedule.

10. 2021-07-29
    status Pending 435-char remark

    Show marketing remark (435 chars)

    Great 2 story, currently rented. Fireplaced living room with built ins. Formal dining also with built ins. Kitchen with painted cabinets. 3 good size bedrooms. One and a half bath. Exterior was painted in 2021. Very Charming home. Need notice to show since tenant occupied. This home shows beautifully however tenant will not allow photos. Please see broker remarks for tenants items that will be excluded. Call only agent to schedule.

11. 2021-07-23
    listed $57,900 Active 435-char remark

    Show marketing remark (435 chars)

    Great 2 story, currently rented. Fireplaced living room with built ins. Formal dining also with built ins. Kitchen with painted cabinets. 3 good size bedrooms. One and a half bath. Exterior was painted in 2021. Very Charming home. Need notice to show since tenant occupied. This home shows beautifully however tenant will not allow photos. Please see broker remarks for tenants items that will be excluded. Call only agent to schedule.

12. 2007-11-25
    historical
13. 2007-07-25
    listed $55,000
14. 2007-07-04
    historical
15. 2007-01-09
    listed $58,900
16. 1996-09-19
    soldstatus $34,739

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,491 · $124/mo
• Expected delta: +$67/yr (+$6/mo · 4.7%)

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

Taxation est. · year 1

• Rental income: $15,199
• − Mortgage interest: −$5,596
• − Property taxes: −$1,424
• − Insurance: −$500
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$2,906
• Taxable income: $2,342
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $3,235/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): 17,690
• Household income: $41,241
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 1316.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 27% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -117.69%
• Current HPI: 122.9888
• Rent YoY: ▲ 1.65%
• 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

+187.6% since first listed

10 events — show timeline

• 2026-05-27 Listed $99,900 MLSNOW
• 2021-08-17 Sold (Public Records) $57,500 Public Records
• 2021-08-17 Sold (MLS) $57,500 MLSNOW
• 2021-07-29 Pending — MLSNOW
• 2021-07-23 Listed $57,900 MLSNOW
• 2007-11-25 Listing Removed — MLSNOW
• 2007-07-25 Listed $55,000 MLSNOW
• 2007-07-04 Listing Removed — MLSNOW
• 2007-01-09 Listed $58,900 MLSNOW
• 1996-09-19 Sold (Public Records) $34,739 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,424 · +0.1% YoY. Source: county tax records.