1090 Greenwood Ave · Akron, OH 44320

$125,000

4 bd · 1.5 ba · 1,244 sqft · SingleFamily public records · 41 Days on market

Built 1944 6,599 sqft lot $100/sqft · 10% below area Est $139k · 10% under

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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 +17.2/30.0
• ARV discount +12.1/15.0
• DSCR +5.4/10.0
• 1% rule +5.3/10.0
• 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

Welcome to 1090 Greenwood Ave in Akron! This 4-bedroom, 1.5-bath home offers a spacious and functional layout with flexibility to fit your needs. The main level features a living room, kitchen, a convenient first-floor bedroom, and a half bathroom, along with a bonus room just off the kitchen—perfect for a home office, dining area, or additional living space. Upstairs, you’ll find three additional bedrooms and a full bathroom. Whether you're looking for your next home or an investment opportunity, this property offers great potential. Conveniently located near shopping, dining, and major roadways for easy commuting. Contact your preferred real estate professional to schedule you

Key facts

• Bonus room
• First floor bedroom
• 6,599 sq ft lot

Tags

• FIRST FLOOR BEDROOM
• BONUS ROOM

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Two-story house; Updated/remodeled condition; Above-grade finished living area reported
• Construction: Aluminum and vinyl siding; Asphalt shingle roof; Concrete perimeter foundation; Built (year per public records)
• Exterior features: Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced-air heating
• Interior features: ENERGY STAR qualified windows; Unfinished basement
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

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 (+1.6%/yr); 102 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $864 of loan paydown is wiped out by about $4k 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

• It's been on market 41 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1944 — 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: 1.03% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 8.1

CMA / ARV

• ARV (median comp): $139,305
• List price: $125,000
• Delta: -10.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1037 Hardesty Blvd	0.19mi	3/1.0 (-1)	1,109 (-11%)	1mo	$98,000	$88	65
1024 Roslyn Ave	0.22mi	3/1.5 (-1)	1,100 (-12%)	6mo	$152,000	$138	61
761 Glendora Ave	0.59mi	3/1.0 (-1)	1,210 (-3%)	3mo	$60,000	$50	59
1194 Diagonal Rd	0.58mi	3/1.0 (-1)	1,295 (+4%)	4mo	$48,650	$38	56
861 Glenn St	0.56mi	3/2.0 (-1)	1,300 (+4%)	5mo	$157,000	$121	55
1352 Diagonal Rd	0.59mi	3/1.0 (-1)	1,200 (-4%)	5mo	$108,500	$90	55
1255 Dover Ave	0.47mi	3/1.0 (-1)	1,383 (+11%)	3mo	$150,000	$108	50
1041 Diagonal Rd	0.72mi	3/1.5 (-1)	1,332 (+7%)	3mo	$30,000	$23	47
1042 Frederick Blvd	0.43mi	3/1.0 (-1)	1,091 (-12%)	7mo	$110,000	$101	46
801 Storer Ave	0.58mi	4/1.0	1,423 (+14%)	3mo	$72,500	$51	44
615 Noah Ave	0.64mi	3/1.5 (-1)	1,418 (+14%)	2mo	$158,000	$111	40
636 Noble Ave	0.66mi	3/2.0 (-1)	1,388 (+12%)	5mo	$52,000	$37	38

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: -13.0%
• Equity multiple: 0.54×
• Total profit: $-16,175
• Equity at exit: $18,638

10-year hold

• IRR: -6.3%
• Equity multiple: 0.62×
• Total profit: $-13,326
• Equity at exit: $10,808

Cash invested: $35,000 (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: 102
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$656
• Tax from tax record: −$215 /mo · $2,577/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $90

Break-even live

Break-even rent $1,168

Max offer price $125,000

Occupancy floor 88%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	43d	1	0.08mi
1161 Seward Ave Akron, OH	3.0	1.5	1000	$1,200	$1.20	14d	1	0.29mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	43d	1	0.29mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	23d	1	0.30mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	23d	1	0.30mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	43d	1	0.42mi
1040 Mercer Ave Akron, OH	3.0	1.0	850	$1,400	$1.65	21d	1	0.46mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	43d	1	0.57mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	14d	1	0.58mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	23d	1	0.61mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	14d	1	0.72mi
1047 Yukon Ave Akron, OH	3.0	1.0	966	$995	$1.03	21d	1	0.75mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	14d	1	0.76mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	43d	1	0.76mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	43d	1	0.78mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	43d	1	0.80mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	43d	1	0.89mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	43d	1	0.97mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	43d	1	1.08mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	14d	1	1.11mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	43d	1	1.14mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	23d	1	1.15mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	43d	1	1.19mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	43d	1	1.22mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	1.27mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	1.33mi
1859 Delia Ave Akron, OH	3.0	1.0	1040	$1,395	$1.34	21d	1	1.39mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	43d	1	1.45mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	43d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $125,000 Active 41 DOM
2. 2026-06-17
   days on market $125,000 Active 40 DOM
3. 2026-06-16
   days on market $125,000 Active 39 DOM
4. 2026-06-15
   days on market $125,000 Active 38 DOM
5. 2026-06-14
   days on market $125,000 Active 36 DOM
6. 2026-06-13
   days on market $125,000 Active 35 DOM
7. 2026-06-10
   days on market $125,000 Active 33 DOM
8. 2026-06-09
   days on market $125,000 Active 32 DOM
9. 2026-06-08
   days on market $125,000 Active 31 DOM
10. 2026-06-07
    days on market $125,000 Active 30 DOM
11. 2026-06-05
    days on market $125,000 Active 27 DOM
12. 2026-06-03
    pricedays on market $125,000 Active 26 DOM
13. 2026-06-02
    days on market $134,900 Active 25 DOM
14. 2026-06-01
    days on market $134,900 Active 24 DOM
15. 2026-05-31
    days on market $134,900 Active 23 DOM
16. 2026-05-31
    days on market $134,900 Active 22 DOM
17. 2026-05-09
    listed $134,900 Active 715-char remark
18. 2026-05-01
    historical
19. 2026-04-08
    listed $134,900 Active
20. 2022-04-13
    soldstatus $125,000

ⓘ 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: $2,577 · $215/mo
• Projected year-2 tax: $2,577 · $215/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 ≥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: $15,381
• − Mortgage interest: −$7,002
• − Property taxes: −$2,577
• − Insurance: −$625
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$3,636
• Taxable loss: −$921
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $1,303/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

+0.0% since first listed

5 events — show timeline

• 2026-06-03 Price Changed $125,000 MLSNOW
• 2026-05-09 Listed $134,900 MLSNOW
• 2026-05-01 Listing Removed — MLSNOW
• 2026-04-08 Listed $134,900 MLSNOW
• 2022-04-13 Sold (Public Records) $125,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,577 · +0.2% YoY. Source: county tax records.