595 Flora Ave · Akron, OH 44314

$94,900

3 bd · 1.0 ba · 1,215 sqft · SingleFamily public records · 113 Days on market

Built 1929 6,250 sqft lot $78/sqft · 17% below area Est $89k · 7% over

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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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +8.2/10.0
• ARV discount +4.5/15.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming single-family home offering 3 bedrooms and 1 full bath with 943 sq ft of living space. Features include beautiful LVP floors, a full dining room ideal for gatherings, and a walk-in pantry providing excellent storage. The detached 2-car garage adds convenience and value. Functional layout with comfortable room sizes and plenty of potential. A great opportunity for homeowners or investors alike.

Key facts

• Lvp floors
• Full dining room
• Walk-in pantry

Tags

• LVP FLOORS
• FULL DINING ROOM
• WALK-IN PANTRY
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

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 $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+3.9%/yr); 104 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 32% of the median local income ($47k/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 $656 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 + 3.9% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 36y ago; this cycle's ask has dropped $16k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.97%
• DSCR: 1.58
• GRM: 6.3

CMA / ARV

• ARV (median comp): $88,988
• List price: $94,900
• Delta: 6.64%
• 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
575 Flora Ave	0.04mi	3/2.0	1,208 (-1%)	3mo	$120,000	$99	91
2186 5th St SW	0.38mi	3/1.0	1,288 (+6%)	5mo	$82,000	$64	68
2323 SW 11th St SW	0.38mi	3/1.5	1,272 (+5%)	5mo	$117,000	$92	68
2351 13th St SW	0.48mi	3/1.0	1,142 (-6%)	2mo	$55,000	$48	66
486 W Waterloo Rd	0.63mi	3/1.0	1,204 (-1%)	6mo	$74,900	$62	64
2134 7th St SW	0.51mi	3/2.0	1,256 (+3%)	4mo	$95,000	$76	64
600 Florida Ave	0.24mi	3/1.5	1,368 (+13%)	4mo	$120,000	$88	63
2045 9th St SW	0.70mi	3/2.0	1,232 (+1%)	5mo	$160,000	$130	57
773 Montana Ave	0.67mi	3/1.5	1,128 (-7%)	4mo	$83,000	$74	52
2342 16th St SW	0.67mi	4/1.0 (+1)	1,303 (+7%)	2mo	$77,000	$59	50
2137 12th St SW	0.63mi	3/1.0	1,084 (-11%)	5mo	$60,000	$55	48
2031 Verde Ave	0.69mi	3/1.5	1,072 (-12%)	0mo	$143,000	$133	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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $4,107
• Equity at exit: $14,150

10-year hold

• IRR: 14.4%
• Equity multiple: 2.21×
• Total profit: $32,134
• Equity at exit: $8,205

Cash invested: $26,572 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$498
• Tax from tax record: −$163 /mo · $1,955/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $287

Break-even live

Break-even rent $886

Max offer price $94,900

Occupancy floor 72%

Sensitivity live

Price	-10% $341	-5% $314	+0% $287	+5% $260	+10% $233
Rent	-10% $188	-5% $238	+0% $287	+5% $336	+10% $386
Rate	-1.0pp $335	-0.5pp $311	base $287	+0.5pp $262	+1.0pp $237

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	15d	1	0.38mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	15d	1	0.50mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	22d	1	0.52mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	44d	1	0.57mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	44d	1	0.65mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	44d	1	0.66mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	24d	1	0.70mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	0.72mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	15d	1	0.84mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	44d	1	0.91mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	15d	1	0.96mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	15d	1	0.97mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	15d	1	1.04mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	1.04mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	1.18mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	44d	1	1.24mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	24d	1	1.24mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	24d	1	1.26mi
1253 California Ave Akron, OH	2.0	1.0	780	$1,100	$1.41	45d	1	1.26mi
1253 California Ave Akron, OH	2.0	1.0	780	$950	$1.22	24d	1	1.26mi
1169 Weiser Ave Akron, OH	2.0	1.0	768	$950	$1.24	44d	1	1.28mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	44d	1	1.32mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	22d	1	1.32mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	44d	1	1.32mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	24d	1	1.34mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	44d	1	1.35mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	22d	1	1.35mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	44d	1	1.35mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	44d	1	1.35mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	44d	1	1.36mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	44d	1	1.40mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	15d	1	1.45mi

Listing history 29 events

1. 2026-06-03
   status $94,900 Pending 113 DOM
2. 2026-06-02
   days on market $94,900 Active 113 DOM
3. 2026-06-01
   days on market $94,900 Active 112 DOM
4. 2026-05-31
   days on market $94,900 Active 111 DOM
5. 2026-05-31
   days on market $94,900 Active 110 DOM
6. 2026-04-21
   price $94,900 405-char remark

   Show marketing remark (405 chars)

   Charming single-family home offering 3 bedrooms and 1 full bath with 943 sq ft of living space. Features include beautiful LVP floors, a full dining room ideal for gatherings, and a walk-in pantry providing excellent storage. The detached 2-car garage adds convenience and value. Functional layout with comfortable room sizes and plenty of potential. A great opportunity for homeowners or investors alike.

7. 2026-03-22
   price $99,900 405-char remark

   Show marketing remark (405 chars)

   Charming single-family home offering 3 bedrooms and 1 full bath with 943 sq ft of living space. Features include beautiful LVP floors, a full dining room ideal for gatherings, and a walk-in pantry providing excellent storage. The detached 2-car garage adds convenience and value. Functional layout with comfortable room sizes and plenty of potential. A great opportunity for homeowners or investors alike.

8. 2026-02-09
   listed $111,000 Active 405-char remark

   Show marketing remark (405 chars)

   Charming single-family home offering 3 bedrooms and 1 full bath with 943 sq ft of living space. Features include beautiful LVP floors, a full dining room ideal for gatherings, and a walk-in pantry providing excellent storage. The detached 2-car garage adds convenience and value. Functional layout with comfortable room sizes and plenty of potential. A great opportunity for homeowners or investors alike.

9. 2024-11-28
   historical
10. 2024-08-14
    price $138,900
11. 2024-05-28
    listed $139,900 Active
12. 2023-07-25
    soldstatus $134,500
13. 2023-07-21
    status Pending
14. 2023-07-20
    soldstatus $134,500 Closed
15. 2023-06-23
    historical Contingent
16. 2023-06-12
    status Active
17. 2023-06-06
    historical Contingent
18. 2023-05-25
    listed $134,500 Active
19. 2021-03-11
    soldstatus $52,000
20. 2021-03-10
    soldstatus $52,000 Closed
21. 2021-02-14
    status Pending
22. 2021-02-07
    price $52,000
23. 2021-01-25
    status Active
24. 2021-01-08
    historical Contingent
25. 2021-01-03
    listed $55,000 Active
26. 1991-03-14
    soldstatus $36,000
27. 1991-02-04
    historical
28. 1990-12-05
    listed $38,500
29. 1986-11-03
    soldstatus $30,500

ⓘ 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: $1,955 · $163/mo
• Projected year-2 tax: $1,955 · $163/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 · 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: $14,995
• − Mortgage interest: −$5,316
• − Property taxes: −$1,955
• − Insurance: −$474
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,761
• Taxable income: $2,090
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $2,943/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): 17,885
• Household income: $47,468
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 975.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 16% Two or more races 12% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · India, Canada, Philippines
• Languages at home: 96% English-only · Chinese 2% Russian/Polish/Slavic 1% Spanish 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: ▼ -166.61%
• Current HPI: 151.066
• Rent YoY: ▲ 3.91%
• 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

+211.1% since first listed

24 events — show timeline

• 2026-04-21 Price Changed $94,900 MLSNOW
• 2026-03-22 Price Changed $99,900 MLSNOW
• 2026-02-09 Listed $111,000 MLSNOW
• 2024-11-28 Listing Removed — MLSNOW
• 2024-08-14 Price Changed $138,900 MLSNOW
• 2024-05-28 Listed $139,900 MLSNOW
• 2023-07-25 Sold (Public Records) $134,500 Public Records
• 2023-07-21 Pending — MLSNOW
• 2023-07-20 Sold (MLS) $134,500 MLSNOW
• 2023-06-23 Contingent — MLSNOW
• 2023-06-12 Relisted — MLSNOW
• 2023-06-06 Contingent — MLSNOW
• 2023-05-25 Listed $134,500 MLSNOW
• 2021-03-11 Sold (Public Records) $52,000 Public Records
• 2021-03-10 Sold (MLS) $52,000 MLSNOW
• 2021-02-14 Pending — MLSNOW
• 2021-02-07 Price Changed $52,000 MLSNOW
• 2021-01-25 Relisted — MLSNOW
• 2021-01-08 Contingent — MLSNOW
• 2021-01-03 Listed $55,000 MLSNOW
• 1991-03-14 Sold (Public Records) $36,000 Public Records
• 1991-02-04 Listing Removed — MLSNOW
• 1990-12-05 Listed $38,500 MLSNOW
• 1986-11-03 Sold (Public Records) $30,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,955 · +53.7% YoY. Source: county tax records.