850 Kling St · Akron, OH 44311

$40,000

1 bd · 1.0 ba · 546 sqft · SingleFamily public records · 17 Days on market

Built 1909 1,999 sqft lot Est $64k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

City orders! FNMA owned prop. to be sold as is. Call ofc to get addendums that must accompany all offers or retrieve off Rapattoni. Cash buyers need verif. of funds & CV buyers need ltr of approval. If buyer is a lic R/E agent, no comm. pd to sell. ofc or sell. agent. Seller agrees to pay a $2000 min. comm. ($1000 to the list. brkr & $1000 to the sell. brkr) for a sale & closing by 9/29/03.

Key facts

• Furnace replaced
• Windows replaced
• Roof replaced

Tags

• ROOF REPLACED
• WINDOWS REPLACED
• FURNACE REPLACED
• HOT WATER HEATER REPLACED

Property features AI

Finance

• Financial info: Annual taxes reported (2025)

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Built (year per public records); Vinyl siding construction; Asphalt/Fiberglass roof; Full basement foundation
• Exterior features: Small lot (approximately 0.046 acres)

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($880 rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.0% 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: 54 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 43% of the median local income ($24k/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 $277 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 34y ago; this cycle's ask has dropped $20k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $40k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.20% ✓
• Cap rate: 18.97%
• Cash-on-cash: 45.26%
• DSCR: 3.01
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $64,428
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
734 Corice St	0.56mi	1/1.0	592 (+8%)	2mo	$70,000	$118	58
626 Mckinley Ave	0.36mi	2/1.0 (+1)	624 (+14%)	14mo	$57,000	$91	43

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: 42.4%
• Equity multiple: 2.82×
• Total profit: $20,436
• Equity at exit: $5,964

10-year hold

• IRR: 48.5%
• Equity multiple: 5.69×
• Total profit: $52,488
• Equity at exit: $3,458

Cash invested: $11,200 (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 44311

• Home prices YoY: -28.4%
• Active inventory: 54
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $880 high
• Mortgage (P&I): −$210
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $422

Break-even live

Break-even rent $346

Max offer price $40,000

Occupancy floor 47%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 Sherman St Unit 294 Akron, OH	2.0	1.0	454	$875	$1.93	43d	1	0.29mi
429 Lovisa St Akron, OH	1.0	1.0	600	$900	$1.50	43d	1	0.42mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,000	$1.21	14d	14	0.58mi
530 Kling St Unit 6 Akron, OH	1.0	1.0	515	$695	$1.35	43d	1	0.61mi
530 Kling St Akron, OH	1.0	1.0	515	$695	$1.35	23d	1	0.61mi
472 Sumner St Apt 3 Akron, OH	1.0	1.0	600	$850	$1.42	23d	1	0.81mi
470 Sumner St Unit 2 Akron, OH	2.0	1.0	560	$900	$1.61	23d	1	0.81mi
195 Wheeler St Apt 104 Akron, OH	1.0	1.0	600	$700	$1.17	43d	1	0.84mi
195 Wheeler St Apt 301 Akron, OH	2.0	1.0	600	$750	$1.25	43d	1	0.84mi
437 Sumner St Apt R Akron, OH	2.0	1.5	600	$500	$0.83	23d	1	0.85mi
437 Sumner St Apt D Akron, OH	2.0	1.5	750	$900	$1.20	23d	1	0.85mi
548 Winans Ave Akron, OH	1.0	1.0	700	$1,100	$1.57	43d	1	0.90mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$875	$1.05	14d	3	0.91mi
389 Sherman St Unit 204 Akron, OH	1.0	1.0	462	$695	$1.50	14d	1	0.91mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	43d	1	1.11mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$1,420	$1.51	43d	2	1.13mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	43d	1	1.14mi
958 Hunt St #2 Akron, OH	1.0	1.0	700	$600	$0.86	43d	1	1.18mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$862	$1.06	14d	54	1.22mi
22 E Exchange St Apt 123 Akron, OH	1.0	1.0	525	$1,164	$2.22	43d	1	1.23mi
22 E Exchange St Unit 337 Akron, OH	1.0	1.0	589	$1,304	$2.21	23d	1	1.23mi
101 E Firestone Blvd Akron, OH	1.0	1.0	675	$881	$1.31	23d	6	1.23mi
1119 Johnston St Apt 1 Akron, OH	1.0	1.0	365	$675	$1.85	14d	1	1.31mi
167 Chittenden St Unit 3 Akron, OH	1.0	1.0	575	$700	$1.22	43d	1	1.33mi
590 E Buchtel Ave Akron, OH	1.0	1.0	600	$679	$1.13	43d	1	1.34mi
545 E Buchtel Ave Apt 3 Akron, OH	1.0	1.0	700	$1,200	$1.71	23d	1	1.34mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	43d	1	1.35mi
1566 Coventry St Akron, OH	1.0	1.5	600	$795	$1.32	43d	1	1.46mi
797 E Market St Apt 209 Akron, OH	1.0	1.0	600	$1,350	$2.25	23d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $40,000 Active 17 DOM
2. 2026-06-17
   price $40,000 Active 16 DOM
3. 2026-06-17
   days on market $45,000 Active 16 DOM
4. 2026-06-16
   days on market $45,000 Active 15 DOM
5. 2026-06-15
   days on market $45,000 Active 14 DOM
6. 2026-06-14
   days on market $45,000 Active 12 DOM
7. 2026-06-13
   days on market $45,000 Active 11 DOM
8. 2026-06-10
   days on market $45,000 Active 9 DOM
9. 2026-06-09
   days on market $45,000 Active 8 DOM
10. 2026-06-09
    price $45,000 Active 7 DOM
11. 2026-06-08
    days on market $60,000 Active 7 DOM
12. 2026-06-07
    days on market $60,000 Active 6 DOM
13. 2026-06-05
    days on market $60,000 Active 3 DOM
14. 2026-06-03
    days on market $60,000 Active 2 DOM
15. 2026-06-02
    remarks 218-char remark
16. 2026-06-02
    listed $60,000 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: $559 · $47/mo
• Projected year-2 tax: $592 · $49/mo
• Expected delta: +$32/yr (+$3/mo · 5.8%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,564
• − Mortgage interest: −$2,241
• − Property taxes: −$559
• − Insurance: −$200
• − Repairs & maintenance: −$845
• − Management: −$845
• − Depreciation: −$1,164
• Taxable income: $4,711
• Est. tax owed @ 24.0%: −$1,131
• After-tax cash flow: $3,939/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): 7,547
• Household income: $24,369
• Rent vs Own: 83.0% rent · 17.0% own
• Severe rent burden: 659.0

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 0.60)
• Race & ethnicity: White 53% Black 35% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, Vietnam, Philippines
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -39.01%
• Current HPI: 98.3809
• 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

+531.6% since first listed

6 events — show timeline

• 2026-06-01 Listed $60,000 MLSNOW
• 2003-10-30 Sold (MLS) $8,000 MLSNOW
• 2003-08-05 Listed $9,900 MLSNOW
• 1992-08-21 Listing Removed — MLSNOW
• 1992-02-22 Listed $14,900 MLSNOW
• 1987-12-30 Sold (Public Records) $9,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $559 · +0.2% YoY. Source: county tax records.