918 Frederick Blvd · Akron, OH 44320

$95,000

3 bd · 1.0 ba · 1,266 sqft · SingleFamily public records · 22 Days on market

Built 1929 5,989 sqft lot Est $132k · 28% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +8.0/10.0
• 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 MLS

Completely Renovated Three Bedroom Colonial. Newer Kitchen with Ceramic Tile. Newer Bathroom with Ceramic Tile. Large Kitchen, Dining room, living room. Central air with newer furnace.

Key facts

• Near schools
• Near shopping
• Functional layout

Tags

• RENOVATION PROJECT
• FUNCTIONAL LAYOUT
• GENEROUS LIVING SPACE
• CONVENIENTLY LOCATED
• NEAR SHOPPING
• NEAR SCHOOLS

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Driveway; Unpaved parking; No garage
• Utilities: Public water; Public sewer
• Home design: 2-story wood-sided home; Asphalt fiberglass roof
• Construction: Wood siding construction; Built year per public records; Unfinished basement (foundation present)
• Exterior features: Lot about 0.14 acres

Interior

• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas heating
• Interior features: Unfinished basement; Basement present; One fireplace

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 $227 ($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: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 (+1.6%/yr); 105 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 36% 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 $657 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 35y 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 $65k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.30% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $131,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
782 Frederick Blvd	0.26mi	3/1.5	1,332 (+5%)	2mo	$122,500	$92	76
763 Cordova Ave	0.31mi	3/1.0	1,236 (-2%)	7mo	$128,000	$104	76
808 S Hawkins Ave	0.28mi	2/1.0 (-1)	1,223 (-3%)	7mo	$117,875	$96	70
687 Crestview Ave	0.54mi	3/1.5	1,303 (+3%)	3mo	$205,000	$157	65
761 Glendora Ave	0.64mi	3/1.0	1,210 (-4%)	3mo	$60,000	$50	60
1042 Frederick Blvd	0.24mi	3/1.0	1,091 (-14%)	7mo	$110,000	$101	60
734 Frederick Blvd	0.34mi	3/1.0	1,092 (-14%)	4mo	$170,000	$156	58
1024 Roslyn Ave	0.42mi	3/1.5	1,100 (-13%)	6mo	$152,000	$138	52
773 Seward Ave	0.30mi	2/1.0 (-1)	1,080 (-15%)	7mo	$122,000	$113	51
616 Dorchester Rd	0.59mi	3/1.5	1,385 (+9%)	7mo	$180,000	$130	49
1037 Hardesty Blvd	0.74mi	3/1.0	1,109 (-12%)	2mo	$98,000	$88	44
922 Winton Ave	0.72mi	3/1.0	1,448 (+14%)	5mo	$139,000	$96	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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-2,511
• Equity at exit: $14,165

10-year hold

• IRR: 5.5%
• Equity multiple: 1.38×
• Total profit: $10,141
• Equity at exit: $8,214

Cash invested: $26,600 (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: 105
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$498
• Tax from tax record: −$208 /mo · $2,497/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $227

Break-even live

Break-even rent $944

Max offer price $95,000

Occupancy floor 77%

Sensitivity live

Price	-10% $281	-5% $254	+0% $227	+5% $200	+10% $173
Rent	-10% $130	-5% $178	+0% $227	+5% $276	+10% $324
Rate	-1.0pp $275	-0.5pp $251	base $227	+0.5pp $202	+1.0pp $177

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1047 Yukon Ave Akron, OH	3.0	1.0	966	$995	$1.03	22d	1	0.33mi
1161 Seward Ave Akron, OH	3.0	1.5	1000	$1,200	$1.20	15d	1	0.45mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	44d	1	0.61mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	24d	1	0.64mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	44d	1	0.64mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	24d	1	0.64mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	44d	1	0.72mi
1859 Delia Ave Akron, OH	3.0	1.0	1040	$1,395	$1.34	22d	1	0.79mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	15d	1	0.89mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	15d	1	0.96mi
405 Noah Ave Akron, OH	2.0	1.0	1000	$1,050	$1.05	22d	1	0.96mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	44d	1	1.00mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	15d	1	1.02mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	24d	1	1.07mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	44d	1	1.08mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	44d	1	1.13mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	15d	1	1.17mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	1.18mi
916 Peckham St Akron, OH	2.0	1.0	936	$850	$0.91	44d	1	1.24mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	44d	1	1.25mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	44d	1	1.27mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	44d	1	1.27mi
915 Mull Ave Akron, OH	2.0	1.0–2.0	662	$1,110	$1.68	13d	1	1.28mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	44d	1	1.34mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	44d	1	1.35mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	44d	1	1.36mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	44d	1	1.39mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	24d	1	1.46mi

Listing history 17 events

1. 2026-06-21
   days on market $95,000 Active 22 DOM
2. 2026-06-18
   days on market $95,000 Active 19 DOM
3. 2026-06-17
   days on market $95,000 Active 18 DOM
4. 2026-06-16
   days on market $95,000 Active 17 DOM
5. 2026-06-15
   days on market $95,000 Active 16 DOM
6. 2026-06-14
   days on market $95,000 Active 14 DOM
7. 2026-06-13
   days on market $95,000 Active 13 DOM
8. 2026-06-10
   days on market $95,000 Active 11 DOM
9. 2026-06-09
   days on market $95,000 Active 10 DOM
10. 2026-06-08
    days on market $95,000 Active 9 DOM
11. 2026-06-07
    days on market $95,000 Active 8 DOM
12. 2026-06-05
    days on market $95,000 Active 5 DOM
13. 2026-06-03
    days on market $95,000 Active 4 DOM
14. 2026-06-02
    days on market $95,000 Active 3 DOM
15. 2026-06-01
    days on market $95,000 Active 2 DOM
16. 2026-05-31
    remarks 699-char remark
17. 2026-05-31
    listed $95,000 Active 1 DOM

ⓘ 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: $2,497 · $208/mo
• Projected year-2 tax: $2,497 · $208/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: $14,778
• − Mortgage interest: −$5,321
• − Property taxes: −$2,497
• − Insurance: −$475
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,764
• Taxable income: $1,357
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $2,399/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

+240.5% since first listed

43 events — show timeline

• 2026-05-30 Listed $95,000 MLSNOW
• 2022-05-20 Sold (Public Records) $65,000 Public Records
• 2022-04-27 Sold (Public Records) $40,000 Public Records
• 2021-05-12 Pending — MLSNOW
• 2021-05-12 Sold (MLS) $49,000 MLSNOW
• 2021-05-11 Sold (Public Records) $49,000 Public Records
• 2021-03-22 Listed — MLSNOW
• 2021-03-12 Sold (MLS) $49,000 MLSNOW
• 2021-02-18 Listed $79,900 MLSNOW
• 2016-04-19 Sold (MLS) $30,000 MLSNOW
• 2016-04-13 Sold (Public Records) $30,000 Public Records
• 2016-03-23 Pending — MLSNOW
• 2016-03-21 Listing Removed — MLSNOW
• 2015-11-18 Price Changed $33,900 MLSNOW
• 2015-10-08 Listed $39,900 MLSNOW
• 2015-09-23 Listing Removed — MLSNOW
• 2015-03-25 Listed $39,900 MLSNOW
• 2015-03-18 Listing Removed — MLSNOW
• 2015-03-04 Listed $39,900 MLSNOW
• 2013-07-04 Listing Removed — MLSNOW
• 2013-04-05 Listed $49,900 MLSNOW
• 2013-03-21 Listing Removed — MLSNOW
• 2012-12-21 Listed $49,900 MLSNOW
• 2012-05-12 Listing Removed — MLSNOW
• 2010-11-04 Listed $34,900 MLSNOW
• 2008-03-01 Listing Removed — MLSNOW
• 2007-08-28 Listed $69,900 MLSNOW
• 2007-08-14 Listing Removed — MLSNOW
• 2007-07-31 Listing Removed — MLSNOW
• 2007-04-14 Listed $75,000 MLSNOW
• 2007-01-12 Listed $83,900 MLSNOW
• 2006-09-08 Sold (MLS) $24,000 MLSNOW
• 2006-08-31 Listing Removed — MLSNOW
• 2006-04-12 Listed $30,000 MLSNOW
• 2003-12-22 Sold (Public Records) $75,000 Public Records
• 2002-10-31 Listing Removed — MLSNOW
• 2002-09-23 Sold (Public Records) $57,000 Public Records
• 2002-08-05 Listed $54,900 MLSNOW
• 2002-07-01 Listing Removed — MLSNOW
• 2002-01-15 Listed $64,900 MLSNOW
• 1991-10-27 Listing Removed — MLSNOW
• 1991-09-23 Sold (Public Records) $21,500 Public Records
• 1991-04-30 Listed $27,900 MLSNOW

Property tax history

+7.3%/yr

Latest (2025): $2,497 · -0.1% YoY. Source: county tax records.