1066 Emma Ave · Akron, OH 44302

$124,900

3 bd · 1.5 ba · 1,708 sqft · SingleFamily public records · 66 Days on market

Built 1922 6,098 sqft lot $73/sqft · 31% below area Est $180k · 31% 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 +16.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! 4-bedroom, 2.5-bath home on a great street in Akron, currently tenant-occupied month-to-month at $1,100/month. Features a spacious living room with central fireplace, large kitchen with value-add potential, and a convenient half bath off the rear entry. Second floor offers 3 bedrooms and a full bath. Partially finished basement includes laundry and a second full bath. Enclosed front porch adds extra usable space. Major mechanicals include furnace (2017) and hot water tank (2025). Solid bones with opportunity for updates and increased value- ideal for investors or rehabbers!

Key facts

• Central fireplace
• Convenient half bath
• Large kitchen

Tags

• SPACIOUS LIVING ROOM
• CENTRAL FIREPLACE
• LARGE KITCHEN
• CONVENIENT HALF BATH
• PARTIALLY FINISHED BASEMENT
• ENCLOSED FRONT PORCH

🏷️ Possibly a rental listed for sale. The $124,900 price doesn't fit this home's estimated sale value (~$180,130) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $74 ($889/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: $117k (6.0% 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: 27 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 ($42k/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 66 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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: 1.05% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 7.9

CMA / ARV

• ARV (median comp): $180,130
• List price: $124,900
• Delta: -30.66%
• 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
101 Marvin Ave	0.32mi	4/1.0 (+1)	1,747 (+2%)	2mo	$179,900	$103	73
1007 Delia Ave	0.18mi	4/1.0 (+1)	1,602 (-6%)	2mo	$117,000	$73	72
952 Jefferson Ave	0.36mi	3/2.0	1,618 (-5%)	2mo	$195,000	$121	71
398 Crestview Ave	0.56mi	3/2.0	1,648 (-4%)	4mo	$191,000	$116	63
968 Stadelman Ave	0.34mi	3/1.5	1,488 (-13%)	2mo	$104,000	$70	61
151 S Portage Path	0.57mi	3/1.5	1,848 (+8%)	1mo	$196,000	$106	59
359 Beechwood Dr	0.62mi	4/2.0 (+1)	1,654 (-3%)	3mo	$167,000	$101	56
693 Roslyn Ave	0.73mi	3/2.0	1,650 (-3%)	3mo	$250,000	$152	56
269 Greenwood Ave	0.67mi	3/1.0	1,588 (-7%)	1mo	$204,000	$128	54
16 Orchard Rd	0.44mi	4/2.0 (+1)	1,884 (+10%)	3mo	$165,000	$88	53
910 Bye St	0.48mi	4/1.0 (+1)	1,457 (-15%)	1mo	$102,000	$70	45
445 Beechwood Dr	0.73mi	3/1.0	1,498 (-12%)	2mo	$142,850	$95	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-15,441
• Equity at exit: $18,623

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-7,042
• Equity at exit: $10,799

Cash invested: $34,972 (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 44302

• Active inventory: 27
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$655
• Tax from tax record: −$257 /mo · $3,083/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $74

Break-even live

Break-even rent $1,220

Max offer price $124,900

Occupancy floor 89%

Sensitivity live

Price	-10% $145	-5% $109	+0% $74	+5% $39	+10% $3
Rent	-10% $-30	-5% $22	+0% $74	+5% $126	+10% $178
Rate	-1.0pp $137	-0.5pp $106	base $74	+0.5pp $42	+1.0pp $9

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	44d	1	0.08mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	44d	1	0.38mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	15d	1	0.47mi
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	24d	6	0.48mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	44d	1	0.50mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	44d	1	0.51mi
25 N Rose Blvd Unit 1496095P Akron, OH	4.0	2.5	1603	$9,078	$5.66	22d	1	0.52mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	44d	1	0.53mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	44d	1	0.55mi
115 N Portage Path Unit 6 Akron, OH	2.0	1.0	1200	$1,195	$1.00	44d	1	0.61mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	44d	1	0.62mi
218 Twin Oaks Rd Unit 222-16 Akron, OH	3.0	2.0	1400	$1,500	$1.07	44d	1	0.68mi
218 Twin Oaks Rd Unit 222-05 Akron, OH	2.0	1.0	1100	$1,150	$1.05	44d	1	0.69mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	15d	1	0.69mi
724 Crosby St Unit 1 Akron, OH	2.0	1.0	1582	$995	$0.63	44d	1	0.72mi
724 Crosby St Akron, OH	2.0	1.0	1582	$995	$0.63	24d	1	0.72mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	22d	1	0.72mi
627 Crosby St Unit B Akron, OH	4.0	1.0	1200	$875	$0.73	44d	1	0.88mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	15d	1	0.91mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	24d	1	1.01mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	15d	1	1.05mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	15d	1	1.06mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	44d	1	1.07mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	1.10mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	15d	1	1.12mi
686 East Ave Akron, OH	4.0	2.0	2032	$1,700	$0.84	44d	1	1.13mi
53 S Balch St Unit 55 Akron, OH	2.0	1.0	1500	$850	$0.57	15d	1	1.13mi
55 S Balch St Unit A Akron, OH	2.0	1.0	1500	$800	$0.53	24d	1	1.14mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	44d	7	1.18mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	24d	1	1.20mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	44d	1	1.32mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	44d	1	1.41mi

Listing history 30 events

1. 2026-06-18
   days on market $124,900 Active 66 DOM
2. 2026-06-17
   days on market $124,900 Active 65 DOM
3. 2026-06-16
   days on market $124,900 Active 64 DOM
4. 2026-06-15
   days on market $124,900 Active 63 DOM
5. 2026-06-14
   days on market $124,900 Active 61 DOM
6. 2026-06-13
   days on market $124,900 Active 60 DOM
7. 2026-06-10
   days on market $124,900 Active 58 DOM
8. 2026-06-09
   days on market $124,900 Active 57 DOM
9. 2026-06-08
   days on market $124,900 Active 56 DOM
10. 2026-06-07
    days on market $124,900 Active 55 DOM
11. 2026-06-05
    days on market $124,900 Active 52 DOM
12. 2026-06-03
    days on market $124,900 Active 51 DOM
13. 2026-06-02
    days on market $124,900 Active 50 DOM
14. 2026-06-01
    days on market $124,900 Active 49 DOM
15. 2026-05-31
    days on market $124,900 Active 48 DOM
16. 2026-05-31
    days on market $124,900 Active 47 DOM
17. 2026-04-13
    listed $124,900 Active 598-char remark

    Show marketing remark (598 chars)

    Investor Special! 4-bedroom, 2.5-bath home on a great street in Akron, currently tenant-occupied month-to-month at $1,100/month. Features a spacious living room with central fireplace, large kitchen with value-add potential, and a convenient half bath off the rear entry. Second floor offers 3 bedrooms and a full bath. Partially finished basement includes laundry and a second full bath. Enclosed front porch adds extra usable space. Major mechanicals include furnace (2017) and hot water tank (2025). Solid bones with opportunity for updates and increased value- ideal for investors or rehabbers!

18. 2025-12-31
    historical
19. 2025-12-08
    price $130,000
20. 2025-10-09
    price $140,000
21. 2025-09-15
    listed $150,000 Active
22. 2022-10-14
    soldstatus $132,500 Closed
23. 2022-10-07
    status Pending
24. 2022-09-03
    historical Contingent
25. 2022-08-08
    price $124,000
26. 2022-07-11
    listed $129,000 Active
27. 2013-10-21
    historical
28. 2013-07-22
    listed $69,900
29. 2012-12-04
    soldstatus $19,000
30. 2012-01-25
    listed $22,900

ⓘ 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: $3,083 · $257/mo
• Projected year-2 tax: $3,083 · $257/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: $15,766
• − Mortgage interest: −$6,996
• − Property taxes: −$3,083
• − Insurance: −$624
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$3,633
• Taxable loss: −$1,093
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $1,151/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): 5,474
• Household income: $42,400
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 372.0

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 0.62)
• Race & ethnicity: White 51% Black 34% Two or more races 8% Asian 4% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Romanian 3% Lithuanian 2%
• Foreign-born: 7% · India, Canada
• Languages at home: 95% English-only · German/W. Germanic 2% 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: ▼ -127.53%
• Current HPI: 209.7327
• 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

+445.4% since first listed

14 events — show timeline

• 2026-04-13 Listed $124,900 MLSNOW
• 2025-12-31 Listing Removed — MLSNOW
• 2025-12-08 Price Changed $130,000 MLSNOW
• 2025-10-09 Price Changed $140,000 MLSNOW
• 2025-09-15 Listed $150,000 MLSNOW
• 2022-10-14 Sold (MLS) $132,500 MLSNOW
• 2022-10-07 Pending — MLSNOW
• 2022-09-03 Contingent — MLSNOW
• 2022-08-08 Price Changed $124,000 MLSNOW
• 2022-07-11 Listed $129,000 MLSNOW
• 2013-10-21 Listing Removed — MLSNOW
• 2013-07-22 Listed $69,900 MLSNOW
• 2012-12-04 Sold (MLS) $19,000 MLSNOW
• 2012-01-25 Listed $22,900 MLSNOW

Property tax history

+3.3%/yr

Latest (2025): $3,083 · +0.2% YoY. Source: county tax records.