304 Cleveland St · Akron, OH 44306

$95,900

3 bd · 1.5 ba · 1,373 sqft · SingleFamily public records · 10 Days on market

Built 1917 4,356 sqft lot Est $81k · 18% 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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.3/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This corner lot home has many great features to highlight. It has beautiful original hardwood built-in shelves in the living room and dining room with matching original hardwood baseboards to match. The furnace and hot water heater are about 5 years old. Being exactly one mile from the University of Akron (situated between Route 8 and I-76) and right around the corner from the grocery store and public transit makes this a perfect home for somebody wanting an affordable home or investment property. The 2 car detached garage has electric and makes for a perfect workshop. Additional parking in front of the garage and on the street. All the electric in the home has been upgraded. Bring a handyman and make this house your next home. Buyer and buyer's agent to verify measurements.

Key facts

• Covered porch
• Updated electrical
• Wood built-ins

Tags

• CORNER LOT
• COVERED PORCH
• DETACHED GARAGE
• HARDWOOD FLOORS
• WOOD BUILT-INS
• UPDATED ELECTRICAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Cap rate 9.7% 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 fast (+7.6%/yr); 69 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 34% 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 $663 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 + 7.6% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $33k; list at $96k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,900

Questions for the listing agent

1. Built in 1917 — 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: 1.23% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $81,007
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
374 Gibbs Pl	0.20mi	3/1.0	1,350 (-2%)	8mo	$80,000	$59	79
788 Excelsior Ave	0.14mi	4/1.5 (+1)	1,469 (+7%)	1mo	$166,000	$113	76
906 E Buchtel Ave	0.55mi	3/1.0	1,372 (-0%)	2mo	$22,000	$16	71
508 Crouse St	0.52mi	4/2.0 (+1)	1,370 (-0%)	2mo	$62,500	$46	67
538 Hammel St	0.62mi	3/1.0	1,298 (-6%)	8mo	$123,000	$95	53
495 Elbon Ave	0.64mi	3/1.0	1,267 (-8%)	4mo	$75,000	$59	52
642 Gridley Ave	0.74mi	4/2.0 (+1)	1,399 (+2%)	5mo	$45,000	$32	51
1172 5th Ave	0.73mi	4/2.5 (+1)	1,428 (+4%)	1mo	$233,000	$163	49
70 Wise St	0.54mi	3/1.0	1,197 (-13%)	5mo	$80,000	$67	47
48 Franklin St	0.62mi	3/2.0	1,502 (+9%)	8mo	$80,000	$53	47
863 Bank St	0.64mi	3/1.0	1,226 (-11%)	5mo	$82,000	$67	46
591 Hedden Ave	0.73mi	3/1.0	1,224 (-11%)	2mo	$63,500	$52	44

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.29×
• Total profit: $7,709
• Equity at exit: $14,299

10-year hold

• IRR: 20.0%
• Equity multiple: 3.06×
• Total profit: $55,192
• Equity at exit: $8,292

Cash invested: $26,852 (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 44306

• Rents YoY: 7.6%
• Active inventory: 69
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$503
• Tax from tax record: −$111 /mo · $1,334/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $275

Break-even live

Break-even rent $828

Max offer price $95,900

Occupancy floor 72%

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	23d	1	0.09mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	23d	1	0.11mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	44d	1	0.30mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	44d	1	0.33mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	23d	1	0.33mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	44d	1	0.34mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	44d	1	0.43mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	44d	1	0.45mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	44d	1	0.45mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	44d	1	0.45mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	23d	1	0.45mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	14d	1	0.46mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	23d	1	0.46mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	23d	1	0.47mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	23d	1	0.50mi
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	14d	1	0.54mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	44d	1	0.58mi
545 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	900	$1,300	$1.44	44d	1	0.59mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	44d	1	0.63mi
455 Spicer St Akron, OH	2.0	1.0	1872	$975	$0.52	14d	1	0.66mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	44d	1	0.66mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.72mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	23d	1	0.73mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	23d	1	0.74mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	0.76mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	23d	1	0.80mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	44d	1	0.81mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	44d	1	0.83mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	44d	1	0.85mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	23d	1	0.86mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	44d	1	0.86mi
497 Lucy St Akron, OH	4.0	1.0	1600	$1,500	$0.94	44d	1	0.87mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	0.91mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	23d	1	0.91mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	44d	1	1.00mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	23d	1	1.02mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	44d	1	1.03mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,085	$1.30	14d	3	1.04mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	44d	1	1.04mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	23d	1	1.04mi

Listing history 9 events

1. 2026-06-18
   days on market $95,900 Active 10 DOM
2. 2026-06-17
   days on market $95,900 Active 9 DOM
3. 2026-06-16
   days on market $95,900 Active 8 DOM
4. 2026-06-15
   days on market $95,900 Active 7 DOM
5. 2026-06-14
   days on market $95,900 Active 5 DOM
6. 2026-06-13
   days on market $95,900 Active 4 DOM
7. 2026-06-10
   days on market $95,900 Active 2 DOM
8. 2026-06-09
   remarks 499-char remark
9. 2026-06-09
   listed $95,900 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: $1,334 · $111/mo
• Projected year-2 tax: $1,415 · $118/mo
• Expected delta: +$81/yr (+$7/mo · 6.1%)

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

Taxation est. · year 1

• Rental income: $14,110
• − Mortgage interest: −$5,372
• − Property taxes: −$1,334
• − Insurance: −$480
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,790
• Taxable income: $1,876
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $2,847/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): 20,905
• Household income: $41,688
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1251.0

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 48% Black 38% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 2% Iranian 1% Scotch-Irish 1%
• Foreign-born: 4% · Vietnam, Canada, Philippines
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Vietnamese 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: ▼ -101.46%
• Current HPI: 132.768
• Rent YoY: ▲ 7.63%
• 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

+299.6% since first listed

10 events — show timeline

• 2026-06-08 Listed $95,900 MLSNOW
• 2021-08-06 Sold (MLS) $33,000 MLSNOW
• 2021-05-24 Pending — MLSNOW
• 2021-05-20 Listed $44,900 MLSNOW
• 2008-02-13 Listing Removed — MLSNOW
• 2007-10-18 Listed $52,000 MLSNOW
• 2004-06-18 Sold (Public Records) $47,700 Public Records
• 2004-06-18 Sold (MLS) $47,700 MLSNOW
• 2004-03-01 Listed $44,900 MLSNOW
• 1984-12-28 Sold (Public Records) $24,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,334 · +0.1% YoY. Source: county tax records.