1170 Lily St · Akron, OH 44301

$100,000

3 bd · 1.0 ba · 1,231 sqft · SingleFamily public records · 50 Days on market

Built 1927 4,678 sqft lot $81/sqft · 9% below area Est $110k · 9% 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 +27.2/30.0
• ARV discount +11.5/15.0
• DSCR +9.5/10.0
• 1% rule +7.7/10.0
• 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 MLS

Investors--stop in and see this charming Colonial in Firestone Park! This home had a fire in October of 2023, but was cleaned by Servpro and is ready for you to work your magic. The family room is incredibly spacious and does feature a fireplace. This is where the fire began so it will need some attention. The walls in the family room and upstairs bedroom have been taken down to the studs so a lot of demo has been completed. Three nicely-sized bedrooms and the full bath are all on the second floor. There is room in the back for a garage if one wanted to build one. This house can be brought back to its charming self with the right person. Furnace and A/C unit are inoperable, but home is ducted for CA and forced air.

Key facts

• 4,678 sq ft lot
• Parking
• Built 1927

Property features AI

Finance

• Other: Above-grade finished area reported as 1,231 (source: Assessor)
• Financial info: Tax information not included per instructions
• HOA & community: HOA information not specified

Exterior

• Parking: Driveway
• Security: Security details not specified
• Utilities: Public water; Public sewer
• Home design: Two-story home; Wood siding exterior; Asphalt roof
• Construction: Built per public records (year source: Public Records)
• Exterior features: Lot approximately 0.1074 acres; Public records used for lot and size information

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Bedrooms on multiple levels (total bedrooms not specified)
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan cooling
• Interior features: Full unfinished basement; 6 total rooms
• Laundry & utility: Utility/laundry details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 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; 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 $691 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $36k; list at $100k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1927 — 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: 1.27% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.29%
• DSCR: 1.55
• GRM: 6.6

CMA / ARV

• ARV (median comp): $109,857
• List price: $100,000
• Delta: -8.97%
• 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
1212 Tulip St	0.12mi	3/1.0	1,236 (+0%)	2mo	$114,000	$92	92
485 E Archwood Ave	0.25mi	3/1.0	1,204 (-2%)	1mo	$101,000	$84	84
521 E Archwood Ave	0.30mi	3/1.0	1,216 (-1%)	2mo	$73,500	$60	83
1222 Lily St	0.10mi	3/1.0	1,132 (-8%)	2mo	$107,000	$95	80
390 Cole Ave	0.14mi	3/1.0	1,104 (-10%)	2mo	$110,000	$100	75
1215 Sherman St	0.20mi	3/1.0	1,100 (-11%)	2mo	$134,500	$122	72
1100 Beardsley St	0.15mi	3/1.0	1,075 (-13%)	2mo	$107,000	$100	70
1240 Tulip St	0.17mi	2/1.5 (-1)	1,107 (-10%)	2mo	$135,000	$122	67
1281 Neptune Ave	0.42mi	3/2.0	1,172 (-5%)	2mo	$120,000	$102	67
1263 Herberich Ave	0.31mi	3/1.5	1,076 (-13%)	2mo	$107,000	$99	61
885 Brown St	0.55mi	4/2.0 (+1)	1,280 (+4%)	2mo	$93,500	$73	57
370 Cypress Ave	0.65mi	3/1.0	1,373 (+12%)	1mo	$150,000	$109	49

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $4,192
• Equity at exit: $14,910

10-year hold

• IRR: 14.8%
• Equity multiple: 2.29×
• Total profit: $36,213
• Equity at exit: $8,646

Cash invested: $28,000 (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 44301

• Home prices YoY: -25.7%
• Rents YoY: 4.6%
• Active inventory: 83
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,268 high
• Mortgage (P&I): −$524
• Tax from tax record: −$149 /mo · $1,789/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $287

Break-even live

Break-even rent $905

Max offer price $100,000

Occupancy floor 72%

Sensitivity live

Price	-10% $343	-5% $315	+0% $287	+5% $258	+10% $230
Rent	-10% $187	-5% $237	+0% $287	+5% $337	+10% $387
Rate	-1.0pp $337	-0.5pp $312	base $287	+0.5pp $261	+1.0pp $234

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	44d	1	0.21mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	44d	1	0.25mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	44d	1	0.26mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	44d	1	0.27mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	44d	1	0.30mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.30mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	44d	1	0.30mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	24d	1	0.38mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	44d	1	0.46mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	44d	1	0.48mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	14d	1	0.50mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.51mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	44d	1	0.54mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	24d	1	0.54mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	24d	1	0.56mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	44d	1	0.59mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	44d	1	0.66mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	24d	1	0.69mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	44d	1	0.71mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	44d	1	0.71mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	44d	1	0.71mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	44d	1	0.74mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	44d	1	0.74mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	44d	1	0.75mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	44d	1	0.82mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	14d	1	0.86mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	14d	1	0.86mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	21d	1	0.93mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	24d	1	0.94mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	44d	1	0.98mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$1,174	$1.03	14d	1	0.99mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	14d	1	1.00mi
1005 Pardee Ave Akron, OH	2.0	1.0	862	$1,025	$1.19	44d	1	1.05mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	1.07mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	1.08mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	1.10mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	44d	1	1.12mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	44d	1	1.13mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	24d	1	1.15mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	14d	14	1.18mi

Listing history 24 events

1. 2026-06-18
   days on market $100,000 Active 50 DOM
2. 2026-06-17
   days on market $100,000 Active 49 DOM
3. 2026-06-16
   days on market $100,000 Active 48 DOM
4. 2026-06-15
   days on market $100,000 Active 47 DOM
5. 2026-06-14
   days on market $100,000 Active 45 DOM
6. 2026-06-13
   days on market $100,000 Active 44 DOM
7. 2026-06-10
   days on market $100,000 Active 42 DOM
8. 2026-06-09
   days on market $100,000 Active 41 DOM
9. 2026-06-08
   days on market $100,000 Active 40 DOM
10. 2026-06-07
    days on market $100,000 Active 39 DOM
11. 2026-06-05
    days on market $100,000 Active 36 DOM
12. 2026-06-03
    days on market $100,000 Active 35 DOM
13. 2026-06-02
    days on market $100,000 Active 34 DOM
14. 2026-06-01
    days on market $100,000 Active 33 DOM
15. 2026-05-31
    days on market $100,000 Active 32 DOM
16. 2026-05-31
    days on market $100,000 Active 31 DOM
17. 2026-04-28
    listed $100,000 Active 143-char remark
18. 2025-10-07
    historical $1,250
19. 2025-09-26
    listed $1,250
20. 2024-05-24
    soldstatus $36,000 Closed 725-char remark

    Show marketing remark (725 chars)

    Investors--stop in and see this charming Colonial in Firestone Park! This home had a fire in October of 2023, but was cleaned by Servpro and is ready for you to work your magic. The family room is incredibly spacious and does feature a fireplace. This is where the fire began so it will need some attention. The walls in the family room and upstairs bedroom have been taken down to the studs so a lot of demo has been completed. Three nicely-sized bedrooms and the full bath are all on the second floor. There is room in the back for a garage if one wanted to build one. This house can be brought back to its charming self with the right person. Furnace and A/C unit are inoperable, but home is ducted for CA and forced air.

21. 2024-05-20
    status Pending 725-char remark

    Show marketing remark (725 chars)

    Investors--stop in and see this charming Colonial in Firestone Park! This home had a fire in October of 2023, but was cleaned by Servpro and is ready for you to work your magic. The family room is incredibly spacious and does feature a fireplace. This is where the fire began so it will need some attention. The walls in the family room and upstairs bedroom have been taken down to the studs so a lot of demo has been completed. Three nicely-sized bedrooms and the full bath are all on the second floor. There is room in the back for a garage if one wanted to build one. This house can be brought back to its charming self with the right person. Furnace and A/C unit are inoperable, but home is ducted for CA and forced air.

22. 2024-05-08
    listed $49,900 Active 725-char remark

    Show marketing remark (725 chars)

    Investors--stop in and see this charming Colonial in Firestone Park! This home had a fire in October of 2023, but was cleaned by Servpro and is ready for you to work your magic. The family room is incredibly spacious and does feature a fireplace. This is where the fire began so it will need some attention. The walls in the family room and upstairs bedroom have been taken down to the studs so a lot of demo has been completed. Three nicely-sized bedrooms and the full bath are all on the second floor. There is room in the back for a garage if one wanted to build one. This house can be brought back to its charming self with the right person. Furnace and A/C unit are inoperable, but home is ducted for CA and forced air.

23. 1990-06-12
    soldstatus $38,500
24. 1985-06-17
    soldstatus $20,000

ⓘ 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: $1,789 · $149/mo
• Projected year-2 tax: $1,789 · $149/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 · 16 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: $15,218
• − Mortgage interest: −$5,602
• − Property taxes: −$1,789
• − Insurance: −$500
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$2,909
• Taxable income: $1,984
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $2,965/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

+400.0% since first listed

8 events — show timeline

• 2026-04-28 Listed $100,000 MLSNOW
• 2025-10-07 Rental Removed $1,250 YESMLS
• 2025-09-26 Listed for Rent $1,250 YESMLS
• 2024-05-24 Sold (MLS) $36,000 MLSNOW
• 2024-05-20 Pending — MLSNOW
• 2024-05-08 Listed $49,900 MLSNOW
• 1990-06-12 Sold (Public Records) $38,500 Public Records
• 1985-06-17 Sold (Public Records) $20,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,789 · +102.9% YoY. Source: county tax records.