974 Lovers Ln · Akron, OH 44306

$70,000

3 bd · 1.0 ba · 1,105 sqft · SingleFamily public records · 35 Days on market

Built 1925 4,356 sqft lot $63/sqft · at area comps Est $67k · 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.7/15.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with strong upside potential! This house was previously rented for $1,395 per month, and Section 8 payment standards now allow up to $1,431 for a 3 bedroom house in this zip code. Ideal for BRRR investors, rehabbers, or flippers! The home features a brand new hot water tank and many cosmetic updates throughout, but still needs a bit of TLC and some finishing touches to become rent-ready. The property will likely require a new main plumbing stack, and the roof is nearing the end of it's lifespan. Turnkey houses in the immediate area are selling for $120,000 or higher. This value-add opportunity offers an easy chance to gain equity quickly. Sold as-is. Seller will not enterta

Key facts

• Hot water tank
• Cosmetic updates
• 4,356 sq ft lot

Tags

• HOT WATER TANK
• COSMETIC UPDATES
• NEW MAIN PLUMBING STACK
• ROOF NEARING END OF LIFESPAN
• VALUE-ADD OPPORTUNITY

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story house; Property listed as fixer
• Construction: Asphalt/fiberglass roof; Built according to public records
• Exterior features: Front porch; Patio

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full unfinished basement; Living room fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 fast (+7.6%/yr); 69 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); 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 34% of the median local income ($42k/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 $484 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 + 7.6% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1925 — 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: 1.71% ✓
• Cap rate: 13.78%
• Cash-on-cash: 26.75%
• DSCR: 2.19
• GRM: 4.9

CMA / ARV

• ARV (median comp): $67,370
• List price: $70,000
• Delta: 3.90%
• 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
884 Lovers Ln	0.17mi	3/1.0	1,149 (+4%)	1mo	$90,000	$78	84
835 Inman St	0.36mi	3/1.0	1,079 (-2%)	5mo	$81,000	$75	75
807 Baird St	0.42mi	3/1.0	1,128 (+2%)	4mo	$55,000	$49	74
1216 Bittaker St	0.39mi	3/2.0	1,090 (-1%)	4mo	$95,000	$87	72
870 E Archwood Ave	0.54mi	3/1.0	1,088 (-2%)	2mo	$123,000	$113	71
871 N Firestone Blvd	0.67mi	3/1.0	1,107 (+0%)	1mo	$74,000	$67	67
831 Concord Ave	0.34mi	3/1.0	1,202 (+9%)	3mo	$100,500	$84	67
920 Rowe St	0.45mi	2/1.0 (-1)	1,056 (-4%)	4mo	$89,000	$84	64
877 N Firestone Blvd	0.67mi	3/1.5	1,103 (-0%)	5mo	$165,000	$150	63
982 Merton Ave	0.38mi	2/1.0 (-1)	984 (-11%)	2mo	$106,000	$108	57
495 Elbon Ave	0.47mi	3/1.0	1,267 (+15%)	4mo	$75,000	$59	50
920 Clement St	0.67mi	2/1.0 (-1)	940 (-15%)	2mo	$95,000	$101	37

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.14×
• Total profit: $22,348
• Equity at exit: $10,437

10-year hold

• IRR: 36.4%
• Equity multiple: 5.17×
• Total profit: $81,754
• Equity at exit: $6,052

Cash invested: $19,600 (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 44306

• Rents YoY: 7.6%
• Active inventory: 69
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$367
• Tax from tax record: −$111 /mo · $1,336/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $437

Break-even live

Break-even rent $642

Max offer price $70,000

Occupancy floor 58%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 Pardee Ave Akron, OH	2.0	1.0	862	$1,025	$1.19	44d	1	0.11mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	14d	1	0.20mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	44d	1	0.23mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	44d	1	0.27mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	44d	1	0.29mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	14d	1	0.34mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	44d	1	0.36mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	23d	1	0.40mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	44d	1	0.42mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	44d	1	0.56mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.61mi
1280 7th Ave Akron, OH	2.0	1.0	1152	$1,200	$1.04	14d	1	0.64mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	44d	1	0.64mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	23d	1	0.66mi
920 Clement St Akron, OH	2.0	1.0	940	$995	$1.06	14d	1	0.67mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	23d	1	0.67mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	44d	1	0.70mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	44d	1	0.70mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	44d	1	0.73mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	44d	1	0.73mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	23d	1	0.73mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$1,174	$1.03	14d	1	0.77mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	44d	1	0.77mi
1093 Georgia Ave Akron, OH	2.0	1.0	752	$1,103	$1.47	14d	1	0.80mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	14d	1	0.82mi
1125 Georgia Ave Akron, OH	3.0	1.0	1060	$1,300	$1.23	14d	1	0.82mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	44d	1	0.84mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	0.86mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	44d	1	0.87mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	44d	1	0.87mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	44d	1	0.88mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	14d	1	0.88mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	44d	1	0.88mi
1078 Lindsay Ave Akron, OH	3.0	2.0	1005	$1,350	$1.34	44d	1	0.89mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	44d	1	0.89mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.94mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	44d	1	0.94mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	44d	1	0.96mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	23d	1	1.00mi
783 Anderson Ave Apt 5 Akron, OH	2.0	1.0	900	$900	$1.00	44d	1	1.08mi

Listing history 33 events

1. 2026-06-18
   days on market $70,000 Active 35 DOM
2. 2026-06-17
   days on market $70,000 Active 34 DOM
3. 2026-06-16
   days on market $70,000 Active 33 DOM
4. 2026-06-15
   days on market $70,000 Active 32 DOM
5. 2026-06-14
   days on market $70,000 Active 30 DOM
6. 2026-06-13
   days on market $70,000 Active 29 DOM
7. 2026-06-10
   days on market $70,000 Active 27 DOM
8. 2026-06-09
   days on market $70,000 Active 26 DOM
9. 2026-06-08
   days on market $70,000 Active 25 DOM
10. 2026-06-07
    days on market $70,000 Active 24 DOM
11. 2026-06-05
    days on market $70,000 Active 21 DOM
12. 2026-06-03
    days on market $70,000 Active 20 DOM
13. 2026-06-02
    days on market $70,000 Active 19 DOM
14. 2026-06-01
    days on market $70,000 Active 18 DOM
15. 2026-05-31
    days on market $70,000 Active 17 DOM
16. 2026-05-31
    days on market $70,000 Active 16 DOM
17. 2026-05-14
    listed $70,000 Active 774-char remark
18. 2024-07-17
    soldstatus $65,000
19. 2024-07-04
    historical $1,395
20. 2024-06-12
    listed $1,395
21. 2024-06-05
    historical $1,395
22. 2024-05-14
    listed $1,395
23. 2021-12-17
    soldstatus $260,000
24. 2007-10-12
    soldstatus $110,000
25. 2007-05-06
    historical
26. 2006-11-06
    listed $49,900
27. 2004-11-04
    historical
28. 2004-05-04
    listed $69,900
29. 2004-01-20
    historical
30. 2003-11-21
    listed $59,900
31. 2000-02-04
    soldstatus $43,750
32. 1997-08-25
    historical
33. 1997-05-29
    listed $29,900

ⓘ 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: $1,336 · $111/mo
• Projected year-2 tax: $1,336 · $111/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 · 15 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: $14,347
• − Mortgage interest: −$3,921
• − Property taxes: −$1,336
• − Insurance: −$350
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,036
• Taxable income: $4,408
• Est. tax owed @ 24.0%: −$1,058
• After-tax cash flow: $4,185/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): 20,905
• Household income: $41,688
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1251.0

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 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 2% Iranian 1% Scotch-Irish 1%
• Foreign-born: 4% · Vietnam, Canada, Philippines
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Vietnamese 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: ▼ -101.46%
• Current HPI: 132.768
• Rent YoY: ▲ 7.63%
• 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

+134.1% since first listed

17 events — show timeline

• 2026-05-14 Listed $70,000 MLSNOW
• 2024-07-17 Sold (Public Records) $65,000 Public Records
• 2024-07-04 Rental Removed $1,395 Avail
• 2024-06-12 Listed for Rent $1,395 Avail
• 2024-06-05 Rental Removed $1,395 Avail
• 2024-05-14 Listed for Rent $1,395 Avail
• 2021-12-17 Sold (Public Records) $260,000 Public Records
• 2007-10-12 Sold (Public Records) $110,000 Public Records
• 2007-05-06 Listing Removed — MLSNOW
• 2006-11-06 Listed $49,900 MLSNOW
• 2004-11-04 Listing Removed — MLSNOW
• 2004-05-04 Listed $69,900 MLSNOW
• 2004-01-20 Listing Removed — MLSNOW
• 2003-11-21 Listed $59,900 MLSNOW
• 2000-02-04 Sold (Public Records) $43,750 Public Records
• 1997-08-25 Listing Removed — MLSNOW
• 1997-05-29 Listed $29,900 MLSNOW

Property tax history

+3.0%/yr

Latest (2025): $1,336 · +17.0% YoY. Source: county tax records.