529 Gage St · Akron, OH 44311

$99,000

3 bd · 1.0 ba · 780 sqft · SingleFamily public records · 22 Days on market

Built 1922 4,948 sqft lot $127/sqft · 45% above area Est $68k · 45% over

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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 +23.3/30.0
• DSCR +7.5/10.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• 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

Must be sold with 529, 531, 533, 535, 539, 543 Gage- package deal due to overlapping driveways and parking

Key facts

• 4,948 sq ft lot
• Built 1922
• Listed 22 days

Property features AI

Exterior

• Parking: Common parking lot
• Utilities: Public water supply; Public sewer service
• Home design: Two-story home; Wood siding construction; Asphalt/fiberglass roof
• Construction: Built according to public records; Above-grade finished area approximately 780
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Has a full basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 6.6% in Akron — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Leggett Community Learning Center (math 17% / reading 22%, grade F, #1,293 of 1,584 statewide, top 83%, 371 students, 0% FRL); Jennings Community Learning Center (math 12% / reading 18%, grade F, #627 of 654 statewide, top 96%, 757 students, 0% FRL); North High School (math 2% / reading 15%, grade F, #755 of 781 statewide, top 97%, 916 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.
• Market conditions: 54 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $1,109/mo this rent would consume 55% of the median local household income ($24k/yr) (locally 659% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $60k; list at $99k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.12% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 7.4

CMA / ARV

• ARV (median comp): $68,048
• List price: $99,000
• Delta: 45.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
689 Kling St	0.49mi	3/1.0	780 (0%)	5mo	$68,000	$87	73
484 Hammel St	0.34mi	3/1.0	792 (+2%)	12mo	$67,000	$85	71
427 Black St	0.51mi	3/1.0	822 (+5%)	5mo	$80,000	$97	63
438 Black St	0.51mi	3/1.0	824 (+6%)	6mo	$45,000	$55	62
440 Tyner St	0.30mi	3/1.0	880 (+13%)	9mo	$72,100	$82	57
750 Corley St	0.43mi	2/1.0 (-1)	784 (+0%)	24mo	$56,000	$71	54
374 E Voris St	0.55mi	3/1.0	876 (+12%)	5mo	$102,000	$116	50
396 E Voris St	0.52mi	2/1.0 (-1)	858 (+10%)	9mo	$79,900	$93	46
1036 Ackley St	0.70mi	2/1.0 (-1)	864 (+11%)	14mo	$37,000	$43	33
631 La Follette St	0.70mi	2/1.0 (-1)	864 (+11%)	22mo	$70,000	$81	26

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-8,005
• Equity at exit: $14,761

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $3,538
• Equity at exit: $8,560

Cash invested: $27,720 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,109 high
• Mortgage (P&I): −$519
• Tax from tax record: −$135 /mo · $1,617/yr
• Insurance: −$41
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $125

Break-even live

Break-even rent $950

Max offer price $99,000

Occupancy floor 84%

Sensitivity live

Price	-10% $181	-5% $153	+0% $125	+5% $97	+10% $69
Rent	-10% $38	-5% $81	+0% $125	+5% $169	+10% $213
Rate	-1.0pp $175	-0.5pp $150	base $125	+0.5pp $100	+1.0pp $74

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
467 Spicer St Akron, OH	2.0	1.0	800	$915	$1.14	25d	1	0.08mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	45d	1	0.08mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	25d	1	0.16mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	25d	1	0.16mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	45d	1	0.25mi
393 Cross St Unit 393 Akron, OH	2.0	1.0	864	$775	$0.90	45d	1	0.32mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	45d	1	0.34mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	25d	1	0.35mi
421 Allyn St Unit 2 Akron, OH	3.0	1.0	743	$850	$1.14	45d	1	0.40mi
437 Sumner St Apt T Akron, OH	3.0	1.5	600	$960	$1.60	25d	1	0.45mi
437 Sumner St Apt A Akron, OH	3.0	1.5	750	$1,200	$1.60	25d	1	0.45mi
437 Sumner St Apt P Akron, OH	3.0	1.5	600	$750	$1.25	25d	1	0.45mi
437 Sumner St Apt R Akron, OH	2.0	1.5	600	$500	$0.83	25d	1	0.46mi
437 Sumner St Apt D Akron, OH	2.0	1.5	750	$900	$1.20	25d	1	0.46mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	45d	1	0.46mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	23d	1	0.47mi
470 Sumner St Unit 2 Akron, OH	2.0	1.0	560	$900	$1.61	25d	1	0.49mi
505 Rentschler St Unit Down Akron, OH	2.0	1.0	825	$850	$1.03	16d	1	0.50mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,085	$1.30	16d	3	0.50mi
195 Wheeler St Apt 301 Akron, OH	2.0	1.0	600	$750	$1.25	45d	1	0.52mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	25d	1	0.52mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	45d	1	0.54mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	45d	1	0.54mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	25d	1	0.58mi
545 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	900	$1,300	$1.44	45d	1	0.58mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	16d	14	0.58mi
801 E Exchange St Akron, OH	2.0	1.0	850	$925	$1.09	25d	1	0.61mi
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	16d	1	0.63mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	25d	1	0.79mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	16d	1	0.87mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	45d	1	0.88mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	45d	1	0.92mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	25d	1	0.93mi
22 E Exchange St Apt 335 Akron, OH	2.0	2.0	963	$1,466	$1.52	45d	1	0.93mi
22 E Exchange St Unit 115 Akron, OH	2.0	2.0	1039	$1,585	$1.53	45d	1	0.93mi
22 E Exchange St Unit 256 Akron, OH	2.0	2.0	920	$1,544	$1.68	45d	1	0.93mi
22 E Exchange St Unit 421 Akron, OH	2.0	2.0	985	$1,514	$1.54	45d	1	0.93mi
22 E Exchange St Unit 349 Akron, OH	2.0	2.0	858	$1,468	$1.71	23d	1	0.93mi
22 E Exchange St Unit 253 Akron, OH	2.0	2.0	958	$1,565	$1.63	16d	1	0.93mi
22 E Exchange St Unit 233 Akron, OH	2.0	2.0	1052	$1,599	$1.52	45d	1	0.93mi

Listing history 16 events

1. 2026-05-13
   status Pending 539-char remark
2. 2026-04-20
   listed $99,000 Active 539-char remark
3. 2025-08-01
   historical $925
4. 2025-07-20
   price $925
5. 2025-07-11
   listed $995
6. 2024-05-09
   historical $900
7. 2024-05-03
   price $900
8. 2024-04-23
   price $950
9. 2024-04-16
   price $975
10. 2024-04-06
    listed $995
11. 2021-10-28
    soldstatus $60,000 Closed 106-char remark

    Show marketing remark (106 chars)

    Must be sold with 529, 531, 533, 535, 539, 543 Gage- package deal due to overlapping driveways and parking

12. 2021-08-17
    status Pending 106-char remark

    Show marketing remark (106 chars)

    Must be sold with 529, 531, 533, 535, 539, 543 Gage- package deal due to overlapping driveways and parking

13. 2021-08-11
    status Active 106-char remark

    Show marketing remark (106 chars)

    Must be sold with 529, 531, 533, 535, 539, 543 Gage- package deal due to overlapping driveways and parking

14. 2021-03-30
    status Pending 106-char remark

    Show marketing remark (106 chars)

    Must be sold with 529, 531, 533, 535, 539, 543 Gage- package deal due to overlapping driveways and parking

15. 2021-03-23
    listed $85,000 Active 106-char remark

    Show marketing remark (106 chars)

    Must be sold with 529, 531, 533, 535, 539, 543 Gage- package deal due to overlapping driveways and parking

16. 1994-02-24
    soldstatus $41,575

ⓘ 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: $1,617 · $135/mo
• Projected year-2 tax: $1,617 · $135/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% 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: $13,306
• − Mortgage interest: −$5,546
• − Property taxes: −$1,617
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$2,880
• Taxable loss: −$27
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $1,510/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

+138.1% since first listed

16 events — show timeline

• 2026-05-13 Pending — MLSNOW
• 2026-04-20 Listed $99,000 MLSNOW
• 2025-08-01 Rental Removed $925 TENANTTURNER2
• 2025-07-20 Price Changed $925 TENANTTURNER2
• 2025-07-11 Listed for Rent $995 TENANTTURNER2
• 2024-05-09 Rental Removed $900 RENTEC
• 2024-05-03 Price Changed $900 RENTEC
• 2024-04-23 Price Changed $950 RENTEC
• 2024-04-16 Price Changed $975 RENTEC
• 2024-04-06 Listed for Rent $995 RENTEC
• 2021-10-28 Sold (MLS) $60,000 MLSNOW
• 2021-08-17 Pending — MLSNOW
• 2021-08-11 Relisted — MLSNOW
• 2021-03-30 Pending — MLSNOW
• 2021-03-23 Listed $85,000 MLSNOW
• 1994-02-24 Sold (Public Records) $41,575 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,617 · -2.5% YoY. Source: county tax records.