317 Stanton Ave · Akron, OH 44301

$77,000

3 bd · 1.0 ba · 941 sqft · SingleFamily public records · 10 Days on market

Built 1947 3,781 sqft lot Est $93k · 17% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

SELLING AS A PACKAGE ONLY WITH 1354 ARNOLD AVE, AKRON, OH (MLS 5213287) AND 2330 16TH ST SW, AKRON, OH (MLS 5213284)!!!! Come get your turn-key investment properties priced to sell to add to your existing portfolio or start your venture into rentals! Properties are in easy-to-rent Akron neighborhoods. All are within a 10 minute or less commute to major area hospitals, the University of Akron, and Stark State College Akron. Each home is currently tenant occupied. 317 Stanton Ave features 3 bedrooms, 1 bathroom, a full basement, and a single car garage. 1354 Arnold Ave features 2 bedrooms, 1 bathroom, a full basement, and a single car garage. 2330 16th St SW features 2 bedrooms, 1 bathro

Key facts

• 3,781 sq ft lot
• Garage
• Built 1947

Property features AI

Finance

• Financial info: Annual taxes reported: $835 (2025)

Exterior

• Parking: Detached 1-car garage; Driveway with concrete apron
• Utilities: Public water; Public sewer
• Home design: Single-family property; 941 above-grade finished area
• Construction: Aluminum siding; Asphalt shingle roof; Built as recorded in public records
• Exterior features: City lot

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Cap rate 12.4% 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 (+4.6%/yr); 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $532 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 + 4.6% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 31y 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,000

Questions for the listing agent

1. Built in 1947 — 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: 1.52% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.99%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $93,159
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1133 Bellows St	0.11mi	3/1.0	933 (-1%)	2mo	$110,000	$118	92
1100 Beardsley St	0.23mi	3/1.0	1,075 (+14%)	2mo	$107,000	$100	64
912 Ashland Ave	0.39mi	2/1.0 (-1)	864 (-8%)	1mo	$87,000	$101	62
791 Allyn St	0.59mi	3/1.0	992 (+5%)	4mo	$85,000	$86	60
147 Brighton Dr	0.44mi	3/1.0	1,040 (+10%)	2mo	$100,000	$96	60
526 Clifford Ave	0.59mi	2/1.0 (-1)	978 (+4%)	2mo	$132,000	$135	60
129 E Emerling Ave	0.43mi	3/1.0	1,039 (+10%)	6mo	$40,000	$38	57
1239 Lily St	0.44mi	2/1.0 (-1)	846 (-10%)	6mo	$66,800	$79	53
1243 Dietz Ave	0.58mi	2/1.0 (-1)	1,024 (+9%)	2mo	$90,000	$88	52
106 E Emerling Ave	0.47mi	3/2.0	1,047 (+11%)	6mo	$39,900	$38	50
1137 Herberich Ave	0.54mi	2/1.0 (-1)	816 (-13%)	2mo	$115,575	$142	46
1263 Herberich Ave	0.64mi	3/1.5	1,076 (+14%)	2mo	$107,000	$99	42

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.68×
• Total profit: $14,638
• Equity at exit: $11,481

10-year hold

• IRR: 26.2%
• Equity multiple: 3.48×
• Total profit: $53,437
• Equity at exit: $6,658

Cash invested: $21,560 (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 44301

• Home prices YoY: -25.7%
• Rents YoY: 4.6%
• Active inventory: 83
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$404
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $395

Break-even live

Break-even rent $671

Max offer price $77,000

Occupancy floor 61%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	23d	1	0.43mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	43d	1	0.51mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	43d	1	0.53mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	43d	1	0.55mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	43d	1	0.57mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	43d	1	0.57mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	43d	1	0.59mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	43d	1	0.60mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	43d	1	0.64mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	23d	1	0.78mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	21d	1	0.80mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	43d	1	0.86mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	43d	1	0.87mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	14d	1	0.88mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	14d	14	0.95mi
393 Cross St Unit 393 Akron, OH	2.0	1.0	864	$775	$0.90	43d	1	1.06mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	23d	1	1.06mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	43d	1	1.13mi
505 Rentschler St Unit Down Akron, OH	2.0	1.0	825	$850	$1.03	14d	1	1.15mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	23d	1	1.16mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	14d	1	1.17mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	43d	1	1.18mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	23d	1	1.18mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	14d	1	1.18mi
467 Spicer St Akron, OH	2.0	1.0	800	$915	$1.14	23d	1	1.20mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	43d	1	1.21mi
470 Sumner St Unit 2 Akron, OH	2.0	1.0	560	$900	$1.61	23d	1	1.22mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	14d	1	1.23mi
195 Wheeler St Apt 301 Akron, OH	2.0	1.0	600	$750	$1.25	43d	1	1.24mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	1.26mi
437 Sumner St Apt D Akron, OH	2.0	1.5	750	$900	$1.20	23d	1	1.27mi
437 Sumner St Apt R Akron, OH	2.0	1.5	600	$500	$0.83	23d	1	1.27mi
437 Sumner St Apt A Akron, OH	3.0	1.5	750	$1,200	$1.60	23d	1	1.27mi
437 Sumner St Apt T Akron, OH	3.0	1.5	600	$960	$1.60	23d	1	1.27mi
437 Sumner St Apt P Akron, OH	3.0	1.5	600	$750	$1.25	23d	1	1.27mi
421 Allyn St Unit 2 Akron, OH	3.0	1.0	743	$850	$1.14	43d	1	1.28mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	43d	1	1.31mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,085	$1.30	14d	3	1.32mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	43d	2	1.33mi
1005 Pardee Ave Akron, OH	2.0	1.0	862	$1,025	$1.19	43d	1	1.34mi

Listing history 10 events

1. 2026-06-09
   status $77,000 Pending 10 DOM
2. 2026-06-08
   days on market $77,000 Active 10 DOM
3. 2026-06-07
   days on market $77,000 Active 9 DOM
4. 2026-06-05
   days on market $77,000 Active 6 DOM
5. 2026-06-03
   days on market $77,000 Active 5 DOM
6. 2026-06-02
   days on market $77,000 Active 4 DOM
7. 2026-06-01
   days on market $77,000 Active 3 DOM
8. 2026-05-31
   days on market $77,000 Active 2 DOM
9. 2026-05-31
   remarks 699-char remark
10. 2026-05-31
    listed $77,000 Active 1 DOM

ⓘ 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: $1,132 · $94/mo
• Projected year-2 tax: $1,167 · $97/mo
• Expected delta: +$35/yr (+$3/mo · 3.0%)

ⓘ 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: $14,054
• − Mortgage interest: −$4,313
• − Property taxes: −$1,132
• − Insurance: −$385
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$2,240
• Taxable income: $3,735
• Est. tax owed @ 24.0%: −$896
• After-tax cash flow: $3,844/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): 13,668
• Household income: $51,321
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 446.0

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 0.63)
• Race & ethnicity: White 52% Black 30% Two or more races 11% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -74.09%
• Current HPI: 213.697
• Rent YoY: ▲ 4.62%
• 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

+45.6% since first listed

12 events — show timeline

• 2026-05-29 Listed $77,000 MLSNOW
• 2019-07-26 Sold (Public Records) $140,000 Public Records
• 2007-08-28 Listing Removed — MLSNOW
• 2006-09-20 Listing Removed — MLSNOW
• 2006-08-29 Listed $24,900 MLSNOW
• 2006-03-20 Listed $45,900 MLSNOW
• 1996-07-10 Listing Removed — MLSNOW
• 1996-04-10 Listed $52,900 MLSNOW
• 1996-03-14 Listing Removed — MLSNOW
• 1996-03-01 Listing Removed — MLSNOW
• 1996-02-16 Listed $54,900 MLSNOW
• 1995-09-01 Listed $52,900 MLSNOW

Property tax history

+15.5%/yr

Latest (2025): $1,132 · +46.7% YoY. Source: county tax records.