672 Moon St · Akron, OH 44307

$185,000

3 bd · 1.0 ba · 1,821 sqft · SingleFamily public records · 3 Days on market

Built 1910 3,057 sqft lot ↓ 16% since listing

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Why this score? — see what drove the D- 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 +10.5/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.1/10.0

Listing remarks

Investor Package! 672 & 678 Moon St offered together for $185,000. New siding, windows, and rough heating have already been completed. Potential for up to 5-bedroom layouts with finished third floors meeting current building standards and opportunity to add stair access. Eligible for a 15-Year Tax Abatement upon completion. Ideal for rental income, BRRRR strategy, or fix-and-flip investors seeking strong upside potential. Investor's dream with multiple exit strategies and significant value-add potential.

Key facts

• New siding
• New windows
• 3,057 sq ft lot

Tags

• NEW SIDING
• NEW WINDOWS
• FINISHED THIRD FLOORS
• 15-YEAR TAX ABATEMENT

Property features AI

Finance

• Financial info: Annual tax noted (2025)

Exterior

• Parking: Built-in parking; 1-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished area reported as 2,300 (owner provided)
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Small parcel (approximately 0.07 acres)

Interior

• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (27.1% below list).
• Recommended offer: $135k (27.1% below list) — sets the bar for 1% rule.

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: 42 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• At $1,350/mo this rent would consume 58% of the median local household income ($28k/yr) (locally 787% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $916 of equity ($1k loan paydown + $-363 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,952 (27.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1910 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $105,618
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
727 East Ave	0.35mi	3/1.0	1,761 (-3%)	10mo	$85,000	$48	70
893 Raymond St	0.37mi	3/2.0	1,676 (-8%)	9mo	$100,000	$60	58
957 Mercer Ave	0.69mi	3/1.0	1,704 (-6%)	3mo	$112,500	$66	55
975 Raymond St	0.51mi	4/1.0 (+1)	1,648 (-10%)	2mo	$80,000	$49	54
614 East Ave	0.55mi	4/3.0 (+1)	1,767 (-3%)	4mo	$103,000	$58	54
568 Auld Farm Cir	0.53mi	3/2.5	1,664 (-9%)	5mo	$227,000	$136	51
1206 Diagonal Rd	0.66mi	4/2.0 (+1)	1,721 (-6%)	4mo	$83,000	$48	48
582 Auld Farm Cir	0.51mi	3/2.5	1,664 (-9%)	10mo	$235,000	$141	48
586 Auld Farm Cir	0.50mi	3/2.5	1,680 (-8%)	14mo	$267,000	$159	46
1001 Celina Ave	0.54mi	3/1.5	1,601 (-12%)	8mo	$52,000	$32	46
686 East Ave	0.43mi	4/2.0 (+1)	2,032 (+12%)	8mo	$95,000	$47	45
699 Noah Ave	0.61mi	3/1.0	1,553 (-15%)	15mo	$84,000	$54	35

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: -5.5%
• Equity multiple: 0.74×
• Total profit: $-13,279
• Equity at exit: $51,909

10-year hold

• IRR: 0.5%
• Equity multiple: 1.05×
• Total profit: $2,721
• Equity at exit: $60,970

Cash invested: $51,800 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,350 high
• Mortgage (P&I): −$970
• Tax from tax record: −$115 /mo · $1,379/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-96

Break-even live

Break-even rent $1,471

Max offer price $168,039

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
686 East Ave Akron, OH	4.0	2.0	2032	$1,700	$0.84	43d	1	0.43mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	43d	1	0.50mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	43d	1	0.50mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	23d	1	0.58mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	23d	1	0.66mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	14d	1	0.70mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	0.78mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	0.82mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	43d	1	0.83mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	14d	1	0.96mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	43d	1	0.96mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	14d	1	1.03mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	43d	1	1.04mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	43d	1	1.06mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	14d	1	1.07mi
724 Crosby St Unit 1 Akron, OH	2.0	1.0	1582	$995	$0.63	43d	1	1.16mi
724 Crosby St Akron, OH	2.0	1.0	1582	$995	$0.63	23d	1	1.16mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	43d	1	1.16mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,534	$1.88	14d	54	1.17mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	21d	1	1.19mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	43d	1	1.22mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	14d	1	1.22mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	43d	1	1.28mi
53 S Balch St Unit 55 Akron, OH	2.0	1.0	1500	$850	$0.57	14d	1	1.29mi
55 S Balch St Unit A Akron, OH	2.0	1.0	1500	$800	$0.53	23d	1	1.29mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	43d	1	1.30mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	1.34mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	43d	1	1.35mi
788 Saxon Ave Akron, OH	4.0	1.0	2280	$1,731	$0.76	23d	1	1.41mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$2,985	$2.49	23d	4	1.43mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	43d	1	1.45mi

Listing history 4 events

1. 2026-06-18
   days on market $185,000 Active 3 DOM
2. 2026-06-17
   days on market $185,000 Active 2 DOM
3. 2026-06-15
   remarks 511-char remark
4. 2026-06-15
   listed $185,000 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: $1,379 · $115/mo
• Projected year-2 tax: $2,132 · $178/mo
• Expected delta: +$754/yr (+$63/mo · 54.7%)

ⓘ 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: $16,194
• − Mortgage interest: −$10,363
• − Property taxes: −$1,379
• − Insurance: −$925
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$5,382
• Taxable loss: −$4,445
• Est. tax savings @ 24.0%: +$1,067
• After-tax cash flow: $-85/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

-15.5% since first listed

5 events — show timeline

• 2026-06-13 Listed $185,000 MLSNOW
• 2024-03-18 Listing Removed — MLSNOW
• 2023-09-16 Price Changed $95,000 MLSNOW
• 2023-09-07 Price Changed $120,000 MLSNOW
• 2023-04-11 Listed $219,000 MLSNOW

Property tax history

+5.5%/yr

Latest (2025): $1,379 · +172.2% YoY. Source: county tax records.