495 Whitney Ave · Akron, OH 44306

$79,900

3 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 60 Days on market

Built 1920 5,880 sqft lot $71/sqft · 9% above area Est $73k · 9% over

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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 +9.9/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• ARV discount +3.4/15.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming colonial-style home with great potential! This 3-bedroom, 1-bath property (with the possibility of a second bath in the basement needing some finishing touches) offers classic character and solid bones—perfect for a first-time buyer or savvy investor. The main level features a welcoming living room with built-in shelving, a formal dining room, and a kitchen with ample cabinet space. A convenient mudroom adds functionality, while the enclosed front porch provides a cozy spot to relax. Upstairs, you’ll find an updated full bath with a new vanity top, faucet, vinyl flooring, a beautifully tiled shower with glass doors, and a generously sized linen closet. Hardwood floors lie beneath the carpet in the living and dining rooms, and are believed to continue into the bedrooms (not verified). Additional highlights include newer windows, glass block basement windows, and a hot water tank replaced in 2024. The home also includes a 1-car garage. With just a little TLC, this property can truly shine—making it an excellent starter home or a fantastic rental opportunity!

Key facts

• Colonial style home
• Formal dining room
• Convenient mudroom

Tags

• COLONIAL STYLE HOME
• BUILT IN SHELVING
• FORMAL DINING ROOM
• AMPLE CABINET SPACE
• CONVENIENT MUDROOM
• ENCLOSED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: Rents rising fast (+7.6%/yr); 69 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1920 — 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: 1.49% ✓
• Cap rate: 13.01%
• Cash-on-cash: 24.00%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

• ARV (median comp): $73,257
• List price: $79,900
• Delta: 9.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
990 Baird St	0.06mi	3/1.0	1,140 (+1%)	6mo	$88,000	$77	90
622 Talbot Ave	0.24mi	3/1.0	1,120 (-0%)	7mo	$66,000	$59	83
807 Baird St	0.35mi	3/1.0	1,128 (+0%)	4mo	$55,000	$49	80
884 Lovers Ln	0.36mi	3/1.0	1,149 (+2%)	1mo	$90,000	$78	79
835 Inman St	0.42mi	3/1.0	1,079 (-4%)	5mo	$81,000	$75	69
1216 Bittaker St	0.41mi	3/2.0	1,090 (-3%)	4mo	$95,000	$87	69
495 Elbon Ave	0.20mi	3/1.0	1,267 (+13%)	4mo	$75,000	$59	66
831 Concord Ave	0.60mi	3/1.0	1,202 (+7%)	3mo	$100,500	$84	58
920 Rowe St	0.59mi	2/1.0 (-1)	1,056 (-6%)	4mo	$89,000	$84	54
166 Chittenden St	0.55mi	3/1.0	1,020 (-9%)	6mo	$94,900	$93	54
1025 Coventry St	0.71mi	3/1.5	1,186 (+6%)	6mo	$79,300	$67	51
982 Merton Ave	0.63mi	2/1.0 (-1)	984 (-12%)	2mo	$106,000	$108	43

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: 22.1%
• Equity multiple: 1.95×
• Total profit: $21,361
• Equity at exit: $11,913

10-year hold

• IRR: 32.9%
• Equity multiple: 4.64×
• Total profit: $81,529
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$419
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $448

Break-even live

Break-even rent $628

Max offer price $79,900

Occupancy floor 58%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	44d	1	0.08mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	23d	1	0.16mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	14d	1	0.19mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	44d	1	0.21mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.33mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	44d	1	0.38mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	23d	1	0.40mi
1005 Pardee Ave Akron, OH	2.0	1.0	862	$1,025	$1.19	44d	1	0.41mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	44d	1	0.48mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	44d	1	0.53mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	44d	1	0.54mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	44d	1	0.54mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	14d	1	0.54mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	44d	1	0.54mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	44d	1	0.54mi
1280 7th Ave Akron, OH	2.0	1.0	1152	$1,200	$1.04	14d	1	0.56mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	44d	1	0.57mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	44d	1	0.65mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	23d	1	0.66mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	44d	1	0.73mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	44d	1	0.77mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	23d	1	0.80mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	44d	1	0.82mi
801 E Exchange St Akron, OH	2.0	1.0	850	$925	$1.09	23d	1	0.85mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	23d	1	0.86mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	44d	1	0.87mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	44d	1	0.87mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	0.88mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	44d	1	0.90mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	44d	1	0.91mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	44d	1	0.95mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.97mi
920 Clement St Akron, OH	2.0	1.0	940	$995	$1.06	14d	1	0.97mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	44d	1	0.97mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	0.97mi
467 Spicer St Akron, OH	2.0	1.0	800	$915	$1.14	23d	1	0.99mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	44d	1	1.00mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	21d	1	1.00mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	44d	1	1.00mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	23d	1	1.01mi

Listing history 13 events

1. 2026-06-10
   status $79,900 Pending 60 DOM
2. 2026-06-09
   days on market $79,900 Active 60 DOM
3. 2026-06-08
   days on market $79,900 Active 59 DOM
4. 2026-06-07
   days on market $79,900 Active 58 DOM
5. 2026-06-05
   days on market $79,900 Active 55 DOM
6. 2026-06-03
   days on market $79,900 Active 54 DOM
7. 2026-06-03
   status $79,900 Active 53 DOM
8. 2026-05-13
   price $79,900 1099-char remark

   Show marketing remark (1099 chars)

   Charming colonial-style home with great potential! This 3-bedroom, 1-bath property (with the possibility of a second bath in the basement needing some finishing touches) offers classic character and solid bones—perfect for a first-time buyer or savvy investor. The main level features a welcoming living room with built-in shelving, a formal dining room, and a kitchen with ample cabinet space. A convenient mudroom adds functionality, while the enclosed front porch provides a cozy spot to relax. Upstairs, you’ll find an updated full bath with a new vanity top, faucet, vinyl flooring, a beautifully tiled shower with glass doors, and a generously sized linen closet. Hardwood floors lie beneath the carpet in the living and dining rooms, and are believed to continue into the bedrooms (not verified). Additional highlights include newer windows, glass block basement windows, and a hot water tank replaced in 2024. The home also includes a 1-car garage. With just a little TLC, this property can truly shine—making it an excellent starter home or a fantastic rental opportunity!

9. 2026-04-01
   listed $89,900 Active 1099-char remark

   Show marketing remark (1099 chars)

   Charming colonial-style home with great potential! This 3-bedroom, 1-bath property (with the possibility of a second bath in the basement needing some finishing touches) offers classic character and solid bones—perfect for a first-time buyer or savvy investor. The main level features a welcoming living room with built-in shelving, a formal dining room, and a kitchen with ample cabinet space. A convenient mudroom adds functionality, while the enclosed front porch provides a cozy spot to relax. Upstairs, you’ll find an updated full bath with a new vanity top, faucet, vinyl flooring, a beautifully tiled shower with glass doors, and a generously sized linen closet. Hardwood floors lie beneath the carpet in the living and dining rooms, and are believed to continue into the bedrooms (not verified). Additional highlights include newer windows, glass block basement windows, and a hot water tank replaced in 2024. The home also includes a 1-car garage. With just a little TLC, this property can truly shine—making it an excellent starter home or a fantastic rental opportunity!

10. 2008-11-28
    historical
11. 2008-08-29
    listed $49,900
12. 2008-07-21
    historical
13. 2008-01-21
    listed $55,000

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $885 · $74/mo
• Expected delta: +$362/yr (+$30/mo · 69.2%)

ⓘ 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 ≥96°F today · 16 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: $14,330
• − Mortgage interest: −$4,476
• − Property taxes: −$523
• − Insurance: −$400
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,324
• Taxable income: $4,315
• Est. tax owed @ 24.0%: −$1,036
• After-tax cash flow: $4,335/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

+45.3% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $79,900 MLSNOW
• 2026-04-01 Listed $89,900 MLSNOW
• 2008-11-28 Listing Removed — MLSNOW
• 2008-08-29 Listed $49,900 MLSNOW
• 2008-07-21 Listing Removed — MLSNOW
• 2008-01-21 Listed $55,000 MLSNOW

Property tax history

+1.7%/yr

Latest (2025): $523 · -3.9% YoY. Source: county tax records.