781 Amherst St · Akron, OH 44311

$74,900

3 bd · 1.5 ba · 1,436 sqft · SingleFamily public records · 13 Days on market

Built 2001 0.25 ac lot $52/sqft · 20% above area Est $62k · 20% over

---

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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Akron investors!! This beaut at 781 Amherst St. is primed and ready for its glow-up! This REO gem is newer than most homes in the neighborhood and still bursting with life left, fully prepped as a true project home. The perfect opportunity for the savvy rental investor who wants to create serious cash flow, or the handy buyer who wants to pour in their vision and build long-term equity. After a little neglect (okay, A LOT), this house is practically begging for some love so it can finally become the home it was always meant to be. The dirty work has already been done for you, with the first floor gutted and waiting for a complete transformation. The house comes complete with a welcoming fro

Key facts

• Solid bones
• Attached garage
• Extended driveway

Tags

• WELCOMING FRONT PORCH
• ATTACHED GARAGE
• EXTENDED DRIVEWAY
• LARGER-THAN-TYPICAL LOT
• MOSTLY FENCED BACKYARD
• SOLID BONES

Property features AI

Finance

• Financial info: Annual taxes listed (2025)

Exterior

• Parking: Attached garage (1 car); Driveway; Paved parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Block foundation; Has view
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Covered front porch; Partial wood fencing; Back yard

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Forced air gas heating
• Interior features: Full, unfinished basement; Has view

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 14.2% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $1,283/mo this rent would consume 63% 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 $518 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $74,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.71% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.36%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (median comp): $62,500
• List price: $74,900
• Delta: 19.84%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
781 Amherst St	0.00mi	3/1.5	1,436 (0%)	1mo	$65,000	$45	99
811 Amherst St	0.05mi	3/1.0	1,232 (-14%)	2mo	$60,000	$49	70
61 Shaefer St	0.45mi	3/2.0	1,444 (+1%)	9mo	$100,900	$70	68
443 W Thornton St W	0.50mi	4/1.5 (+1)	1,467 (+2%)	2mo	$90,000	$61	66
385 Campbell St	0.47mi	4/1.0 (+1)	1,387 (-3%)	6mo	$105,000	$76	60
267 W Long St	0.62mi	3/1.5	1,373 (-4%)	6mo	$75,000	$55	59
362 Howe St	0.37mi	3/1.0	1,294 (-10%)	8mo	$56,000	$43	57
121 Lake St	0.67mi	3/1.5	1,344 (-6%)	2mo	$130,000	$97	57
1074 Taylor St	0.67mi	3/1.0	1,469 (+2%)	13mo	$47,200	$32	52
977 Raymond St	0.45mi	2/1.0 (-1)	1,262 (-12%)	1mo	$168,000	$133	51
1073 Taylor St	0.65mi	3/1.0	1,344 (-6%)	13mo	$67,450	$50	46
975 Raymond St	0.45mi	4/1.0 (+1)	1,648 (+15%)	2mo	$80,000	$49	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: 22.6%
• Equity multiple: 1.93×
• Total profit: $19,451
• Equity at exit: $11,168

10-year hold

• IRR: 30.6%
• Equity multiple: 3.75×
• Total profit: $57,665
• Equity at exit: $6,476

Cash invested: $20,972 (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 44311

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

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $496

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 56%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	0.12mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	23d	1	0.30mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	43d	1	0.52mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	43d	2	0.56mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	43d	1	0.66mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	14d	14	0.86mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	0.86mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	43d	1	0.87mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,534	$1.88	14d	54	0.87mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	0.91mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	43d	1	0.91mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	43d	1	0.92mi
22 E Exchange St Unit 233 Akron, OH	2.0	2.0	1052	$1,599	$1.52	43d	1	0.92mi
22 E Exchange St Apt 335 Akron, OH	2.0	2.0	963	$1,466	$1.52	43d	1	0.92mi
22 E Exchange St Unit 339 Akron, OH	2.0	2.0	976	$1,434	$1.47	43d	1	0.92mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	43d	1	0.92mi
22 E Exchange St Unit 115 Akron, OH	2.0	2.0	1039	$1,585	$1.53	43d	1	0.92mi
22 E Exchange St Unit 256 Akron, OH	2.0	2.0	920	$1,544	$1.68	43d	1	0.92mi
22 E Exchange St Unit 421 Akron, OH	2.0	2.0	985	$1,514	$1.54	43d	1	0.92mi
22 E Exchange St Unit 253 Akron, OH	2.0	2.0	958	$1,565	$1.63	14d	1	0.92mi
22 E Exchange St Unit 454 Akron, OH	2.0	2.0	958	$1,565	$1.63	43d	1	0.92mi
22 E Exchange St Unit 429 Akron, OH	2.0	2.0	1032	$1,515	$1.47	21d	1	0.92mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	43d	1	0.93mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	43d	1	0.93mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	43d	1	0.95mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	43d	1	0.96mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	23d	1	1.05mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	43d	1	1.07mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,085	$1.30	14d	3	1.07mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	43d	1	1.13mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	43d	1	1.13mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	1.15mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	23d	1	1.16mi
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	43d	1	1.18mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	43d	1	1.19mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	43d	1	1.24mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	1.24mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	1.26mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	1.27mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	23d	1	1.28mi

Listing history 3 events

1. 2026-05-12
   status Pending 1033-char remark
2. 2026-04-24
   listed $74,900 Active 1033-char remark
3. 2020-06-08
   soldstatus $60,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 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: $15,391
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$2,179
• Taxable income: $5,056
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $4,734/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

+8.3% since first listed

4 events — show timeline

• 2026-05-22 Sold (MLS) $65,000 MLSNOW
• 2026-05-12 Pending — MLSNOW
• 2026-04-24 Listed $74,900 MLSNOW
• 2020-06-08 Sold (Public Records) $60,000 Public Records

Property tax history

+25.5%/yr

Latest (2025): $11,772 · +680.3% YoY. Source: county tax records.