1201 East Ave · Akron, OH 44307

$119,780

3 bd · 1.5 ba · 1,394 sqft · SingleFamily public records · 53 Days on market

Built 1916 3,750 sqft lot $86/sqft · 32% above area Est $91k · 32% 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 +23.4/30.0
• DSCR +7.5/10.0
• 1% rule +5.5/10.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to 1201 East Ave! This move-in ready home offers fresh updates, classic charm, and plenty of functional living space. The main level features a spacious living room, formal dining room with built-in storage, and an updated kitchen with white cabinetry, modern countertops, stainless steel appliances, and stylish finishes. A bright enclosed front porch adds extra usable space and a welcoming first impression. Upstairs, you’ll find comfortable bedrooms with fresh neutral finishes, plus an updated full bathroom with a walk-in shower. The finished third-floor space offers great flexibility for an additional bedroom, office, playroom, or bonus living area. The lower level provides a

Key facts

• Updated kitchen
• Enclosed porch
• Ample storage

Tags

• UPDATED KITCHEN
• BRIGHT ENCLOSED FRONT PORCH
• FINISHED THIRD-FLOOR SPACE
• AMPLE STORAGE
• ENCLOSED PORCH

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Shared driveway
• Security:
• Utilities: Public water; Public sewer
• Home design: 2-story wood-sided house; Shingle/asphalt roof; Above-grade finished living area approximately 1,394 (source: Realist)
• Construction: Wood siding construction; Asphalt shingle roof; Year built (public records)
• Exterior features: Small urban lot (about 0.086 acres)

Interior

• Kitchen:
• Bedrooms: Total of 8 rooms (bedrooms included in room count)
• Flooring:
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating
• Interior features: Updated/remodeled condition; Unfinished basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 6.6% in Akron — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Helen Arnold Community Learning Center (math 12% / reading 22%, grade F, #1,337 of 1,584 statewide, top 86%, 231 students, 0% FRL); National Inventors Hall of Fame School Center For Stem (math 45% / reading 56%, grade C, #413 of 654 statewide, top 63%, 406 students, 0% FRL); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 49% at this address vs 26% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 42 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).

Forward outlook

• In year one you build about $593 of equity ($828 loan paydown + $-235 appreciation (-0.2% local appreciation)).
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $120k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,186 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1916 — 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: 1.05% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (median comp): $90,830
• List price: $119,780
• Delta: 31.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1132 Bristol Ter	0.15mi	3/1.0	1,382 (-1%)	4mo	$92,000	$67	87
1255 Dover Ave	0.65mi	3/1.0	1,383 (-1%)	3mo	$150,000	$108	64
1296 Harmon Ave	0.41mi	3/1.0	1,516 (+9%)	1mo	$85,000	$56	63
443 W Thornton St W	0.47mi	4/1.5 (+1)	1,467 (+5%)	2mo	$90,000	$61	62
1041 Diagonal Rd	0.65mi	3/1.5	1,332 (-4%)	3mo	$30,000	$23	60
1194 Diagonal Rd	0.54mi	3/1.0	1,295 (-7%)	4mo	$48,650	$38	57
955 Fess Ave	0.50mi	3/2.0	1,530 (+10%)	6mo	$164,000	$107	54
861 Glenn St	0.64mi	3/2.0	1,300 (-7%)	5mo	$157,000	$121	53
564 Euclid Ave	0.74mi	3/1.5	1,300 (-7%)	3mo	$57,500	$44	52
977 Raymond St	0.53mi	2/1.0 (-1)	1,262 (-10%)	1mo	$168,000	$133	51
923 Russell Ave	0.63mi	3/1.0	1,244 (-11%)	1mo	$142,000	$114	50
1352 Diagonal Rd	0.54mi	3/1.0	1,200 (-14%)	5mo	$108,500	$90	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.28×
• Total profit: $9,476
• Equity at exit: $33,609

10-year hold

• IRR: 11.4%
• Equity multiple: 2.22×
• Total profit: $40,823
• Equity at exit: $39,476

Cash invested: $33,538 (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 44307

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,258 high
• Mortgage (P&I): −$628
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $221

Break-even live

Break-even rent $978

Max offer price $119,780

Occupancy floor 77%

Sensitivity live

Price	-10% $289	-5% $255	+0% $221	+5% $187	+10% $154
Rent	-10% $122	-5% $172	+0% $221	+5% $271	+10% $321
Rate	-1.0pp $282	-0.5pp $252	base $221	+0.5pp $190	+1.0pp $159

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: $29,945
• Closing costs: $3,593
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	45d	1	0.24mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	45d	1	0.27mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	22d	1	0.27mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	45d	1	0.28mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	25d	1	0.32mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	45d	1	0.33mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	45d	1	0.62mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	45d	1	0.65mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	45d	1	0.73mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	25d	1	0.75mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	45d	1	0.75mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	25d	1	0.79mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	45d	1	0.80mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	25d	1	0.83mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	45d	1	0.85mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	25d	1	0.90mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	15d	1	0.91mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	45d	1	0.97mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	45d	1	1.00mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	22d	1	1.02mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	15d	1	1.03mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	45d	1	1.03mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	25d	1	1.10mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	25d	1	1.17mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	25d	1	1.18mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	45d	1	1.20mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	15d	1	1.27mi
1161 Seward Ave Akron, OH	3.0	1.5	1000	$1,200	$1.20	15d	1	1.29mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	15d	1	1.31mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	45d	2	1.33mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	25d	1	1.35mi
405 Noah Ave Akron, OH	2.0	1.0	1000	$1,050	$1.05	22d	1	1.36mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	45d	1	1.36mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	45d	7	1.36mi
916 Peckham St Akron, OH	2.0	1.0	936	$850	$0.91	45d	1	1.40mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	25d	1	1.44mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	45d	1	1.44mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	45d	1	1.45mi

Listing history 38 events

1. 2026-06-21
   days on market $119,780 Active 53 DOM
2. 2026-06-18
   days on market $119,780 Active 50 DOM
3. 2026-06-17
   days on market $119,780 Active 49 DOM
4. 2026-06-16
   days on market $119,780 Active 48 DOM
5. 2026-06-15
   days on market $119,780 Active 47 DOM
6. 2026-06-14
   days on market $119,780 Active 45 DOM
7. 2026-06-13
   days on market $119,780 Active 44 DOM
8. 2026-06-10
   days on market $119,780 Active 42 DOM
9. 2026-06-09
   days on market $119,780 Active 41 DOM
10. 2026-06-09
    price $119,780 Active 40 DOM
11. 2026-06-08
    days on market $119,880 Active 40 DOM
12. 2026-06-07
    pricedays on market $119,880 Active 39 DOM
13. 2026-06-05
    days on market $119,900 Active 36 DOM
14. 2026-06-03
    days on market $119,900 Active 35 DOM
15. 2026-06-02
    days on market $119,900 Active 34 DOM
16. 2026-06-01
    days on market $119,900 Active 33 DOM
17. 2026-05-31
    days on market $119,900 Active 32 DOM
18. 2026-05-31
    days on market $119,900 Active 31 DOM
19. 2026-05-17
    price $124,400 1003-char remark
20. 2026-04-30
    listed $129,400 Active 1003-char remark
21. 2026-01-27
    soldstatus $67,000
22. 2025-08-31
    historical
23. 2025-08-17
    historical Contingent
24. 2025-05-13
    status Active
25. 2025-05-13
    price $70,000
26. 2025-04-27
    historical Contingent
27. 2025-03-24
    status Active
28. 2025-03-16
    historical Contingent
29. 2025-03-14
    listed $77,900 Active
30. 2025-02-06
    historical
31. 2025-01-09
    price $79,900
32. 2024-11-20
    price $82,500
33. 2024-10-07
    price $84,500
34. 2024-09-21
    listed $87,500 Active
35. 2024-09-21
    historical
36. 2024-07-24
    historical Contingent
37. 2024-07-18
    price $87,500
38. 2024-06-03
    listed $95,000 Active

ⓘ 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: $1,135 · $95/mo
• Projected year-2 tax: $1,502 · $125/mo
• Expected delta: +$367/yr (+$31/mo · 32.3%)

ⓘ 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: $15,098
• − Mortgage interest: −$6,710
• − Property taxes: −$1,135
• − Insurance: −$599
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,485
• Taxable income: $754
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $2,475/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): 6,653
• Household income: $27,697
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 787.0

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 Black (73%)
• Race & ethnicity: Black 73% White 17% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -0.20%
• Current HPI: 81.3728
• Rent YoY: —
• 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

+26.1% since first listed

23 events — show timeline

• 2026-06-08 Price Changed $119,780 MLSNOW
• 2026-06-05 Price Changed $119,880 MLSNOW
• 2026-05-21 Price Changed $119,900 MLSNOW
• 2026-05-17 Price Changed $124,400 MLSNOW
• 2026-04-30 Listed $129,400 MLSNOW
• 2026-01-27 Sold (Public Records) $67,000 Public Records
• 2025-08-31 Listing Removed — MLSNOW
• 2025-08-17 Contingent — MLSNOW
• 2025-05-13 Relisted — MLSNOW
• 2025-05-13 Price Changed $70,000 MLSNOW
• 2025-04-27 Contingent — MLSNOW
• 2025-03-24 Relisted — MLSNOW
• 2025-03-16 Contingent — MLSNOW
• 2025-03-14 Listed $77,900 MLSNOW
• 2025-02-06 Listing Removed — MLSNOW
• 2025-01-09 Price Changed $79,900 MLSNOW
• 2024-11-20 Price Changed $82,500 MLSNOW
• 2024-10-07 Price Changed $84,500 MLSNOW
• 2024-09-21 Listing Removed — MLSNOW
• 2024-09-21 Listed $87,500 MLSNOW
• 2024-07-24 Contingent — MLSNOW
• 2024-07-18 Price Changed $87,500 MLSNOW
• 2024-06-03 Listed $95,000 MLSNOW

Property tax history

+2.1%/yr

Latest (2025): $1,135 · +0.1% YoY. Source: county tax records.