1465 Laffer Ave · Akron, OH 44305

$109,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 3 Days on market

Built 1928 3,680 sqft lot $139/sqft · at area comps Est $105k · at est.

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Why this score? — see what drove the D 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 +16.4/30.0
• ARV discount +5.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• 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

You must see this updated ranch home in Goodyear Heights! Everything is done for you! There is nothing to do except move in and enjoy your own space. There is a cozy sitting area just inside the front door, leading to a large living room with a dining nook. The home features a new kitchen with a gas oven/stove, two nice-sized bedrooms, a newer bathroom, and new flooring throughout. New hot water tank, newer furnace, and AC unit. There is a mudroom off the kitchen that could function as a laundry room and has done so in the past. There is also a washer/dryer functionality in the basement. The new roof is scheduled with contractors for the week of May 13th. You must see this home to appreciat

Key facts

• New kitchen
• New flooring
• Mudroom

Tags

• NEW KITCHEN
• GAS OVEN STOVE
• NEW FLOORING
• MUDROOM
• WASHER DRYER FUNCTIONALITY
• NEW ROOF

Property features AI

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces south
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built per public records
• Exterior features: Deck; City lot; Lot dimensions approximately 32 x 115

Interior

• Kitchen: Disposal; Range
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Updated/remodeled condition; Full, unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $63 ($751/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 $105k (4.4% below list).
• Recommended offer: $105k (4.4% below list) — sets the bar for 1% rule.

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: Seiberling Community Learning Center (math 22% / reading 22%, grade F, #1,242 of 1,584 statewide, top 80%, 477 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 51% at this address vs 26% district-wide (+25 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 fast (+4.5%/yr); 101 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,026 (4.4% below list)

Questions for the listing agent

1. Built in 1928 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.96% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (median comp): $105,167
• List price: $109,900
• Delta: 4.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1465 Laffer Ave	0.00mi	2/1.0	792 (0%)	1mo	$109,900	$139	100
1345 Ottawa Ave	0.22mi	2/1.0	832 (+5%)	13mo	$122,700	$147	70
570 Mohawk Ave	0.29mi	2/1.0	720 (-9%)	3mo	$103,000	$143	68
335 Watson St	0.44mi	2/1.0	800 (+1%)	13mo	$123,000	$154	67
1887 Goodyear Blvd	0.44mi	2/1.0	720 (-9%)	10mo	$100,000	$139	56
1484 Tonawanda Ave	0.35mi	2/2.0	720 (-9%)	12mo	$112,000	$156	55
1865 Goodyear Blvd	0.39mi	2/1.0	690 (-13%)	8mo	$90,000	$130	54
472 Saint Leger Ave	0.45mi	2/1.0	864 (+9%)	13mo	$111,900	$130	53
617 Sanford Ave	0.60mi	2/1.0	864 (+9%)	12mo	$133,000	$154	47
466 The Brooklands	0.65mi	2/2.0	720 (-9%)	6mo	$125,000	$174	45
475 Sumatra Ave	0.59mi	2/1.0	888 (+12%)	12mo	$148,000	$167	42
1897 Marks Ave	0.75mi	2/1.0	716 (-10%)	12mo	$95,500	$133	39

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: -10.7%
• Equity multiple: 0.60×
• Total profit: $-12,182
• Equity at exit: $16,386

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $1,462
• Equity at exit: $9,502

Cash invested: $30,772 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,050 high
• Mortgage (P&I): −$576
• Tax from tax record: −$145 /mo · $1,740/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $63

Break-even live

Break-even rent $971

Max offer price $109,900

Occupancy floor 89%

Sensitivity live

Price	-10% $125	-5% $94	+0% $63	+5% $31	+10% $0
Rent	-10% $-20	-5% $21	+0% $63	+5% $104	+10% $146
Rate	-1.0pp $118	-0.5pp $91	base $63	+0.5pp $34	+1.0pp $5

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
237 Kryder Ave Unit 237 Akron, OH	2.0	1.0	860	$850	$0.99	46d	1	0.38mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	45d	1	0.40mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	16d	1	0.51mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	45d	1	0.54mi
243 Watson St Akron, OH	2.0	1.0	750	$950	$1.27	45d	1	0.54mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	45d	1	0.72mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	25d	1	0.72mi
1820 Malasia Rd Akron, OH	2.0	1.0	741	$895	$1.21	23d	1	0.73mi
1820 Malasia Rd Unit 2 Akron, OH	2.0	1.0	741	$925	$1.25	45d	1	0.73mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	45d	1	0.80mi
1628 E Market St Akron, OH	2.0	1.0	800	$850	$1.06	45d	1	0.81mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	25d	1	0.92mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	46d	1	0.99mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	15d	1	1.05mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	25d	1	1.10mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	45d	1	1.10mi
167 Chittenden St Unit 3 Akron, OH	1.0	1.0	575	$700	$1.22	45d	1	1.11mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	45d	1	1.11mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	45d	1	1.13mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	25d	1	1.18mi
797 E Market St Apt 209 Akron, OH	1.0	1.0	600	$1,350	$2.25	25d	1	1.18mi
1044 Brittain Rd Unit 1050 Akron, OH	1.0	1.0	700	$785	$1.12	45d	1	1.21mi
1050 Brittain Rd Akron, OH	1.0	1.0	700	$785	$1.12	45d	1	1.21mi
481 Tompkins Ave Akron, OH	2.0	1.0	800	$749	$0.94	16d	1	1.21mi
801 E Exchange St Akron, OH	2.0	1.0	850	$925	$1.09	25d	1	1.30mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	25d	1	1.34mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	45d	1	1.41mi
1920 Garden Ct S Akron, OH	2.0	1.0	800	$1,019	$1.27	16d	1	1.42mi

Listing history 2 events

1. 2026-05-04
   status Pending 860-char remark
2. 2026-05-01
   listed $109,900 Active 860-char remark

ⓘ 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: $1,740 · $145/mo
• Projected year-2 tax: $1,740 · $145/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 ≥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: $12,603
• − Mortgage interest: −$6,156
• − Property taxes: −$1,740
• − Insurance: −$550
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$3,197
• Taxable loss: −$1,056
• Est. tax savings @ 24.0%: +$253
• After-tax cash flow: $1,004/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

+0.0% since first listed

3 events — show timeline

• 2026-06-04 Sold (MLS) $109,900 MLSNOW
• 2026-05-04 Pending — MLSNOW
• 2026-05-01 Listed $109,900 MLSNOW

Property tax history

+11.5%/yr

Latest (2025): $1,740 · +37.4% YoY. Source: county tax records.