411 Raasch Ave · Akron, OH 44307

$70,000

2 bd · 1.0 ba · 702 sqft · SingleFamily public records · 36 Days on market

Built 1921

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Siding replaced in & apos; 25, newer door, furnace and windows on 2nd floor. Great investment. Currently rented.

Key facts

• Siding replaced
• Newer door
• Furnace

Tags

• SIDING REPLACED
• NEWER DOOR
• FURNACE
• WINDOWS ON 2ND FLOOR

Property features AI

Exterior

• Home design: Built in 1921
• Construction: Original construction from 1921
• Exterior features: Located in the Sherbondy Hill subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: 42 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 ($28k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $347 of equity ($484 loan paydown + $-137 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.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $27k; list at $70k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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. 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: 1.41% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.47%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.95×
• Total profit: $18,588
• Equity at exit: $19,641

10-year hold

• IRR: 24.3%
• Equity multiple: 3.65×
• Total profit: $52,023
• Equity at exit: $23,070

Cash invested: $19,600 (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 44307

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $985 high
• Mortgage (P&I): −$367
• Tax from tax record: −$48 /mo · $570/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $334

Break-even live

Break-even rent $562

Max offer price $70,000

Occupancy floor 61%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
376 W Cedar St Akron, OH	2.0	1.0	650	$885	$1.36	44d	1	0.02mi
199 Beck Ave Unit 3 Akron, OH	1.0	1.0	556	$995	$1.79	14d	1	0.62mi
519 Crosby St Unit 8 Akron, OH	1.0	1.0	600	$815	$1.36	44d	1	0.68mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,198	$1.47	14d	54	0.78mi
47 Rhodes Ave Unit B Akron, OH	1.0	1.0	700	$785	$1.12	44d	1	0.79mi
22 E Exchange St Unit 337 Akron, OH	1.0	1.0	589	$1,304	$2.21	23d	1	0.80mi
22 E Exchange St Apt 123 Akron, OH	1.0	1.0	525	$1,164	$2.22	44d	1	0.80mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	44d	2	0.81mi
23 Charlotte St Unit 9 Akron, OH	2.0	1.0	675	$850	$1.26	44d	1	0.92mi
38 Marshall Ave Unit 4 Akron, OH	1.0	1.0	750	$850	$1.13	44d	1	1.04mi
918 Copley Rd Akron, OH	1.0	1.0	750	$695	$0.93	23d	1	1.07mi
389 Sherman St Unit 204 Akron, OH	1.0	1.0	462	$695	$1.50	14d	1	1.21mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$875	$1.05	14d	3	1.23mi
195 Wheeler St Apt 104 Akron, OH	1.0	1.0	600	$700	$1.17	44d	1	1.23mi
195 Wheeler St Apt 301 Akron, OH	2.0	1.0	600	$750	$1.25	44d	1	1.23mi
470 Sumner St Unit 2 Akron, OH	2.0	1.0	560	$900	$1.61	23d	1	1.27mi
472 Sumner St Apt 3 Akron, OH	1.0	1.0	600	$850	$1.42	23d	1	1.27mi
437 Sumner St Apt D Akron, OH	2.0	1.5	750	$900	$1.20	23d	1	1.28mi
437 Sumner St Apt R Akron, OH	2.0	1.5	600	$500	$0.83	23d	1	1.28mi
437 Sumner St Apt A Akron, OH	3.0	1.5	750	$1,200	$1.60	23d	1	1.28mi
437 Sumner St Apt T Akron, OH	3.0	1.5	600	$960	$1.60	23d	1	1.28mi
437 Sumner St Apt P Akron, OH	3.0	1.5	600	$750	$1.25	23d	1	1.28mi
421 Allyn St Unit 2 Akron, OH	3.0	1.0	743	$850	$1.14	44d	1	1.33mi
75 N Portage Path Akron, OH	1.0	1.0–1.5	590	$920	$1.56	44d	6	1.37mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,200	$1.46	14d	14	1.37mi

Listing history 24 events

1. 2026-06-18
   days on market $70,000 Active 36 DOM
2. 2026-06-17
   days on market $70,000 Active 35 DOM
3. 2026-06-16
   days on market $70,000 Active 34 DOM
4. 2026-06-15
   days on market $70,000 Active 33 DOM
5. 2026-06-14
   days on market $70,000 Active 31 DOM
6. 2026-06-13
   days on market $70,000 Active 30 DOM
7. 2026-06-10
   days on market $70,000 Active 28 DOM
8. 2026-06-09
   days on market $70,000 Active 27 DOM
9. 2026-06-08
   days on market $70,000 Active 26 DOM
10. 2026-06-07
    days on market $70,000 Active 25 DOM
11. 2026-06-05
    days on market $70,000 Active 22 DOM
12. 2026-06-03
    days on market $70,000 Active 21 DOM
13. 2026-06-02
    days on market $70,000 Active 20 DOM
14. 2026-06-01
    days on market $70,000 Active 19 DOM
15. 2026-05-31
    days on market $70,000 Active 18 DOM
16. 2026-05-31
    days on market $70,000 Active 17 DOM
17. 2026-05-14
    listed $70,000 Active 105-char remark
18. 2010-05-20
    historical
19. 2009-05-30
    listed $22,000
20. 2007-08-11
    historical
21. 2006-12-11
    listed $29,900
22. 2004-07-30
    historical
23. 2003-10-30
    listed $34,900
24. 1989-09-20
    soldstatus $27,000

ⓘ 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: $570 · $48/mo
• Projected year-2 tax: $831 · $69/mo
• Expected delta: +$261/yr (+$22/mo · 45.8%)

ⓘ 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 ≥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: $11,818
• − Mortgage interest: −$3,921
• − Property taxes: −$570
• − Insurance: −$350
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$2,036
• Taxable income: $3,050
• Est. tax owed @ 24.0%: −$732
• After-tax cash flow: $3,279/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

+159.3% since first listed

8 events — show timeline

• 2026-05-14 Listed $70,000 FSBO.com
• 2010-05-20 Listing Removed — MLSNOW
• 2009-05-30 Listed $22,000 MLSNOW
• 2007-08-11 Listing Removed — MLSNOW
• 2006-12-11 Listed $29,900 MLSNOW
• 2004-07-30 Listing Removed — MLSNOW
• 2003-10-30 Listed $34,900 MLSNOW
• 1989-09-20 Sold (Public Records) $27,000 Public Records

Property tax history

-4.0%/yr

Latest (2025): $570 · +0.2% YoY. Source: county tax records.