1237 Mcintosh Ave · Akron, OH 44314

$114,900

2 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 13 Days on market

Built 1924 5,201 sqft lot Est $105k · 9% 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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• ARV discount +3.2/15.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Walk up to the enclosed front porch. Inside you will find a large living room open to the formal dining room with original built ins. Lots of original woodwork and front door to add charm. There is the first bedroom on the main level with wood flooring and a walk in closet. One full spacious bathroom. The entire upstairs is the second extra large bedroom. Kitchen includes dishwasher, microwave, range, and refrigerator. Full basement with newer washer and dryer(2022 purchased) There is a mud room when you first walk into the back of the house currently set up as an enclosed porch. The backyard is fenced in. Parking is in the back of the house from the alley. Room for four or five cars. Includes home warranty. Carpet and vinyl plank flooring about a year old. Close to the highways and shopping. Quiet street.

Key facts

• Updated kitchen
• Newer storage shed
• 5,201 sq ft lot

Tags

• UPDATED KITCHEN
• LARGE REMODELED BATHROOM
• FULLY FENCED BACKYARD
• NEWER STORAGE SHED
• CLOSE TO SUMMIT METRO PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.3% 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.
• Zoned schools: Sam Salem Community Learning Center (math 37% / reading 42%, grade F, #1,055 of 1,584 statewide, top 68%, 342 students, 0% FRL); Innes Community Learning Center (math 8% / reading 15%, grade F, #641 of 654 statewide, top 98%, 641 students, 0% FRL); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 44% at this address vs 26% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 104 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 33% of the median local income ($47k/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 $794 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 + 3.9% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y 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 $85k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1924 — 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: 1.12% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $104,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1263 W Waterloo Rd	0.15mi	3/2.5 (+1)	1,369 (+4%)	4mo	$70,000	$51	72
103 Norwood St	0.53mi	3/2.0 (+1)	1,301 (-1%)	2mo	$129,500	$100	64
1201 Weiser Ave	0.24mi	3/1.0 (+1)	1,144 (-13%)	1mo	$137,000	$120	62
2650 30th St SW	0.25mi	3/1.0 (+1)	1,134 (-14%)	1mo	$62,500	$55	60
1415 Woodbirch Ave	0.51mi	3/2.0 (+1)	1,264 (-4%)	5mo	$90,000	$71	57
1155 Stanwood Ave	0.61mi	3/1.0 (+1)	1,396 (+6%)	1mo	$177,000	$127	55
1223 Florida Ave	0.57mi	3/2.0 (+1)	1,391 (+6%)	2mo	$143,000	$103	52
1178 Florida Ave	0.57mi	3/1.0 (+1)	1,176 (-10%)	7mo	$90,500	$77	45
2253 East Ave	0.57mi	3/1.0 (+1)	1,464 (+12%)	8mo	$73,000	$50	42
1304 Kellogg Ave	0.73mi	2/2.0	1,148 (-12%)	2mo	$91,800	$80	39
324 W State St	0.67mi	3/2.0 (+1)	1,131 (-14%)	0mo	$210,000	$186	36
2190 23rd St SW	0.73mi	3/1.0 (+1)	1,144 (-13%)	8mo	$89,500	$78	33

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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $654
• Equity at exit: $17,132

10-year hold

• IRR: 11.0%
• Equity multiple: 1.89×
• Total profit: $28,769
• Equity at exit: $9,934

Cash invested: $32,172 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,286 high
• Mortgage (P&I): −$603
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $284

Break-even live

Break-even rent $926

Max offer price $114,900

Occupancy floor 73%

Sensitivity live

Price	-10% $349	-5% $317	+0% $284	+5% $252	+10% $219
Rent	-10% $183	-5% $233	+0% $284	+5% $335	+10% $386
Rate	-1.0pp $342	-0.5pp $313	base $284	+0.5pp $254	+1.0pp $224

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	16d	1	0.19mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	23d	1	0.37mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	45d	1	0.57mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	23d	1	0.58mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	16d	1	0.76mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	25d	1	0.81mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	16d	1	0.86mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	45d	1	0.97mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	45d	1	1.06mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	16d	1	1.08mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	45d	1	1.11mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	45d	1	1.14mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	25d	1	1.26mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	16d	1	1.26mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	25d	1	1.38mi

Listing history 19 events

1. 2026-03-23
   status Pending
2. 2026-03-10
   listed $114,900 Active
3. 2025-12-11
   historical
4. 2025-10-13
   listed $119,900 Active
5. 2024-04-08
   soldstatus $85,000 Closed 817-char remark

   Show marketing remark (817 chars)

   Walk up to the enclosed front porch. Inside you will find a large living room open to the formal dining room with original built ins. Lots of original woodwork and front door to add charm. There is the first bedroom on the main level with wood flooring and a walk in closet. One full spacious bathroom. The entire upstairs is the second extra large bedroom. Kitchen includes dishwasher, microwave, range, and refrigerator. Full basement with newer washer and dryer(2022 purchased) There is a mud room when you first walk into the back of the house currently set up as an enclosed porch. The backyard is fenced in. Parking is in the back of the house from the alley. Room for four or five cars. Includes home warranty. Carpet and vinyl plank flooring about a year old. Close to the highways and shopping. Quiet street.

6. 2024-03-25
   soldstatus $85,000
7. 2024-01-31
   historical 817-char remark

   Show marketing remark (817 chars)

   Walk up to the enclosed front porch. Inside you will find a large living room open to the formal dining room with original built ins. Lots of original woodwork and front door to add charm. There is the first bedroom on the main level with wood flooring and a walk in closet. One full spacious bathroom. The entire upstairs is the second extra large bedroom. Kitchen includes dishwasher, microwave, range, and refrigerator. Full basement with newer washer and dryer(2022 purchased) There is a mud room when you first walk into the back of the house currently set up as an enclosed porch. The backyard is fenced in. Parking is in the back of the house from the alley. Room for four or five cars. Includes home warranty. Carpet and vinyl plank flooring about a year old. Close to the highways and shopping. Quiet street.

8. 2024-01-29
   historical Contingent 817-char remark

   Show marketing remark (817 chars)

   Walk up to the enclosed front porch. Inside you will find a large living room open to the formal dining room with original built ins. Lots of original woodwork and front door to add charm. There is the first bedroom on the main level with wood flooring and a walk in closet. One full spacious bathroom. The entire upstairs is the second extra large bedroom. Kitchen includes dishwasher, microwave, range, and refrigerator. Full basement with newer washer and dryer(2022 purchased) There is a mud room when you first walk into the back of the house currently set up as an enclosed porch. The backyard is fenced in. Parking is in the back of the house from the alley. Room for four or five cars. Includes home warranty. Carpet and vinyl plank flooring about a year old. Close to the highways and shopping. Quiet street.

9. 2024-01-04
   price $89,000 817-char remark

   Show marketing remark (817 chars)

   Walk up to the enclosed front porch. Inside you will find a large living room open to the formal dining room with original built ins. Lots of original woodwork and front door to add charm. There is the first bedroom on the main level with wood flooring and a walk in closet. One full spacious bathroom. The entire upstairs is the second extra large bedroom. Kitchen includes dishwasher, microwave, range, and refrigerator. Full basement with newer washer and dryer(2022 purchased) There is a mud room when you first walk into the back of the house currently set up as an enclosed porch. The backyard is fenced in. Parking is in the back of the house from the alley. Room for four or five cars. Includes home warranty. Carpet and vinyl plank flooring about a year old. Close to the highways and shopping. Quiet street.

10. 2023-11-16
    listed $99,000 Active 817-char remark

    Show marketing remark (817 chars)

    Walk up to the enclosed front porch. Inside you will find a large living room open to the formal dining room with original built ins. Lots of original woodwork and front door to add charm. There is the first bedroom on the main level with wood flooring and a walk in closet. One full spacious bathroom. The entire upstairs is the second extra large bedroom. Kitchen includes dishwasher, microwave, range, and refrigerator. Full basement with newer washer and dryer(2022 purchased) There is a mud room when you first walk into the back of the house currently set up as an enclosed porch. The backyard is fenced in. Parking is in the back of the house from the alley. Room for four or five cars. Includes home warranty. Carpet and vinyl plank flooring about a year old. Close to the highways and shopping. Quiet street.

11. 2022-06-23
    historical
12. 2022-06-10
    listed $99,000 Active
13. 2016-09-23
    soldstatus $10,000 Sold
14. 2016-09-08
    status Pending
15. 2016-08-24
    listed $12,500 Active
16. 2016-08-01
    status Pending
17. 2016-08-01
    historical
18. 2016-07-26
    price $13,700
19. 2016-06-08
    listed $21,200 Active

ⓘ 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: $973 · $81/mo
• Projected year-2 tax: $1,383 · $115/mo
• Expected delta: +$410/yr (+$34/mo · 42.1%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,430
• − Mortgage interest: −$6,436
• − Property taxes: −$973
• − Insurance: −$574
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$3,343
• Taxable income: $1,634
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $3,019/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): 17,885
• Household income: $47,468
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 975.0

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 White (69%)
• Race & ethnicity: White 69% Black 16% Two or more races 12% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · India, Canada, Philippines
• Languages at home: 96% English-only · Chinese 2% Russian/Polish/Slavic 1% Spanish 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: ▼ -166.61%
• Current HPI: 151.066
• Rent YoY: ▲ 3.91%
• 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

+442.0% since first listed

19 events — show timeline

• 2026-03-23 Pending — MLSNOW
• 2026-03-10 Listed $114,900 MLSNOW
• 2025-12-11 Listing Removed — MLSNOW
• 2025-10-13 Listed $119,900 MLSNOW
• 2024-04-08 Sold (MLS) $85,000 MLSNOW
• 2024-03-25 Sold (Public Records) $85,000 Public Records
• 2024-01-31 Listing Removed — MLSNOW
• 2024-01-29 Contingent — MLSNOW
• 2024-01-04 Price Changed $89,000 MLSNOW
• 2023-11-16 Listed $99,000 MLSNOW
• 2022-06-23 Listing Removed — MLSNOW
• 2022-06-10 Listed $99,000 MLSNOW
• 2016-09-23 Sold (MLS) $10,000 MLSNOW
• 2016-09-08 Pending — MLSNOW
• 2016-08-24 Listed $12,500 MLSNOW
• 2016-08-01 Pending — MLSNOW
• 2016-08-01 Listing Removed — MLSNOW
• 2016-07-26 Price Changed $13,700 MLSNOW
• 2016-06-08 Listed $21,200 MLSNOW

Property tax history

-1.3%/yr

Latest (2025): $973 · -40.5% YoY. Source: county tax records.