858 May St · Akron, OH 44311

$67,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 190 Days on market

Built 1898 5,672 sqft lot $51/sqft · 18% above area Est $57k · 18% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor Opportunity bring your vision!! Property needs full rehab. No Kitchen or bathroom. Recommend touring property during daylight hours as there is no electricity. All utilities are currently off. Just blocks away from downtown Akron at the heart of local amenities and vibrant city life. Property is close to major highway, a fire station at end of street, grocery store and Akron University. Solid investment opportunity in a high demand rental corridor. Selling AS IS, buyers to do their own due diligence. Seller open to creative financing if the terms are right.

Key facts

• Close to hospital
• Close to bus lines
• Downtown akron

Tags

• DOWNTOWN AKRON
• HIGH-DEMAND RENTAL CORRIDOR
• CLOSE TO BUS LINES
• CLOSE TO HOSPITAL
• CLOSE TO UNIVERSITY OF AKRON

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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: 54 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).
• At $1,306/mo this rent would consume 64% 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 $463 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 + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 34y 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 $25k; list at $67k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.95% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.83%
• DSCR: 2.46
• GRM: 4.3

CMA / ARV

• ARV (median comp): $56,848
• List price: $67,000
• Delta: -20.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 Amherst St	0.19mi	3/1.0	1,232 (-6%)	2mo	$60,000	$49	80
781 Amherst St	0.22mi	3/1.5	1,436 (+10%)	1mo	$65,000	$45	71
103 W Crosier St	0.29mi	3/1.5	1,200 (-8%)	2mo	$150,000	$125	69
121 Lake St	0.57mi	3/1.5	1,344 (+2%)	2mo	$130,000	$97	66
362 Howe St	0.58mi	3/1.0	1,294 (-1%)	8mo	$56,000	$43	64
668 Sherman St	0.68mi	3/1.0	1,274 (-3%)	4mo	$60,000	$47	60
61 Shaefer St	0.31mi	3/2.0	1,444 (+10%)	9mo	$100,900	$70	57
977 Raymond St	0.66mi	2/1.0 (-1)	1,262 (-4%)	1mo	$168,000	$133	57
267 W Long St	0.62mi	3/1.5	1,373 (+5%)	6mo	$75,000	$55	57
385 Campbell St	0.69mi	4/1.0 (+1)	1,387 (+6%)	6mo	$105,000	$76	48
443 W Thornton St W	0.69mi	4/1.5 (+1)	1,467 (+12%)	2mo	$90,000	$61	39
647 Sherman St	0.71mi	4/2.0 (+1)	1,428 (+9%)	12mo	$64,000	$45	34

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: 28.0%
• Equity multiple: 2.17×
• Total profit: $21,888
• Equity at exit: $9,990

10-year hold

• IRR: 35.5%
• Equity multiple: 4.27×
• Total profit: $61,374
• Equity at exit: $5,793

Cash invested: $18,760 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$351
• Tax from tax record: −$139 /mo · $1,671/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $513

Break-even live

Break-even rent $656

Max offer price $67,000

Occupancy floor 56%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	0.32mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	23d	1	0.48mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	44d	2	0.60mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	44d	1	0.62mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	44d	1	0.71mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	44d	1	0.73mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	14d	14	0.74mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	0.79mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	0.79mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	44d	1	0.80mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	44d	1	0.85mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	44d	1	0.87mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	23d	1	0.89mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,534	$1.88	14d	54	0.90mi
22 E Exchange St Unit 253 Akron, OH	2.0	2.0	958	$1,565	$1.63	14d	1	0.95mi
22 E Exchange St Unit 233 Akron, OH	2.0	2.0	1052	$1,599	$1.52	44d	1	0.95mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	44d	1	0.95mi
22 E Exchange St Unit 339 Akron, OH	2.0	2.0	976	$1,434	$1.47	44d	1	0.95mi
22 E Exchange St Apt 335 Akron, OH	2.0	2.0	963	$1,466	$1.52	44d	1	0.95mi
22 E Exchange St Unit 429 Akron, OH	2.0	2.0	1032	$1,515	$1.47	21d	1	0.95mi
22 E Exchange St Unit 454 Akron, OH	2.0	2.0	958	$1,565	$1.63	44d	1	0.95mi
22 E Exchange St Unit 421 Akron, OH	2.0	2.0	985	$1,514	$1.54	44d	1	0.95mi
22 E Exchange St Unit 256 Akron, OH	2.0	2.0	920	$1,544	$1.68	44d	1	0.95mi
22 E Exchange St Unit 115 Akron, OH	2.0	2.0	1039	$1,585	$1.53	44d	1	0.95mi
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	44d	1	0.99mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	1.00mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	44d	1	1.00mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,085	$1.30	14d	3	1.01mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	23d	1	1.04mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	1.04mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	1.05mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	44d	1	1.06mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	1.07mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	1.09mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	44d	1	1.10mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	44d	1	1.12mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	1.12mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	44d	1	1.13mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	1.13mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	23d	1	1.14mi

Listing history 29 events

1. 2026-06-18
   days on market $67,000 Active 190 DOM
2. 2026-06-17
   days on market $67,000 Active 189 DOM
3. 2026-06-16
   days on market $67,000 Active 188 DOM
4. 2026-06-15
   days on market $67,000 Active 187 DOM
5. 2026-06-14
   days on market $67,000 Active 185 DOM
6. 2026-06-13
   days on market $67,000 Active 184 DOM
7. 2026-06-10
   days on market $67,000 Active 182 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   pricedays on marketlisting id $67,000 Active 181 DOM
10. 2026-06-08
    days on market $45,000 Active 101 DOM
11. 2026-06-07
    days on market $45,000 Active 100 DOM
12. 2026-06-05
    statusdays on market $45,000 Active 97 DOM
13. 2026-06-03
    days on market $45,000 Contingent 96 DOM
14. 2026-06-02
    days on market $45,000 Contingent 95 DOM
15. 2026-06-01
    days on market $45,000 Contingent 94 DOM
16. 2026-05-31
    days on market $45,000 Contingent 93 DOM
17. 2026-05-31
    days on market $45,000 Contingent 92 DOM
18. 2026-05-14
    historical Contingent 572-char remark

    Show marketing remark (572 chars)

    Investor Opportunity bring your vision!! Property needs full rehab. No Kitchen or bathroom. Recommend touring property during daylight hours as there is no electricity. All utilities are currently off. Just blocks away from downtown Akron at the heart of local amenities and vibrant city life. Property is close to major highway, a fire station at end of street, grocery store and Akron University. Solid investment opportunity in a high demand rental corridor. Selling AS IS, buyers to do their own due diligence. Seller open to creative financing if the terms are right.

19. 2026-04-18
    price $45,000 572-char remark

    Show marketing remark (572 chars)

    Investor Opportunity bring your vision!! Property needs full rehab. No Kitchen or bathroom. Recommend touring property during daylight hours as there is no electricity. All utilities are currently off. Just blocks away from downtown Akron at the heart of local amenities and vibrant city life. Property is close to major highway, a fire station at end of street, grocery store and Akron University. Solid investment opportunity in a high demand rental corridor. Selling AS IS, buyers to do their own due diligence. Seller open to creative financing if the terms are right.

20. 2026-03-29
    price $56,000 572-char remark

    Show marketing remark (572 chars)

    Investor Opportunity bring your vision!! Property needs full rehab. No Kitchen or bathroom. Recommend touring property during daylight hours as there is no electricity. All utilities are currently off. Just blocks away from downtown Akron at the heart of local amenities and vibrant city life. Property is close to major highway, a fire station at end of street, grocery store and Akron University. Solid investment opportunity in a high demand rental corridor. Selling AS IS, buyers to do their own due diligence. Seller open to creative financing if the terms are right.

21. 2026-03-05
    price $59,900 572-char remark

    Show marketing remark (572 chars)

    Investor Opportunity bring your vision!! Property needs full rehab. No Kitchen or bathroom. Recommend touring property during daylight hours as there is no electricity. All utilities are currently off. Just blocks away from downtown Akron at the heart of local amenities and vibrant city life. Property is close to major highway, a fire station at end of street, grocery store and Akron University. Solid investment opportunity in a high demand rental corridor. Selling AS IS, buyers to do their own due diligence. Seller open to creative financing if the terms are right.

22. 2026-02-27
    listed $67,000 Active 572-char remark

    Show marketing remark (572 chars)

    Investor Opportunity bring your vision!! Property needs full rehab. No Kitchen or bathroom. Recommend touring property during daylight hours as there is no electricity. All utilities are currently off. Just blocks away from downtown Akron at the heart of local amenities and vibrant city life. Property is close to major highway, a fire station at end of street, grocery store and Akron University. Solid investment opportunity in a high demand rental corridor. Selling AS IS, buyers to do their own due diligence. Seller open to creative financing if the terms are right.

23. 2025-12-27
    price $67,000 778-char remark

    Show marketing remark (778 chars)

    Investor Special Downtown Akron Opportunity Investor opportunity minutes from downtown Akron. This 3-bedroom, 1-bath property offers a functional layout with additional space ideal for adding a 4th bedroom and a second bathroom, creating instant upside in ARV and rental income. Located in a high-demand rental corridor: 1 block from downtown Akron Fire station on the corner Grocery store directly across the street Close to bus lines, hospital, and University of Akron Strong fundamentals for buy-and-hold or BRRRR investors. Property is being sold AS-IS. Seller will make no repairs. Priced with renovation in mind and reflects current condition. Cash or hard money preferred. Proof of funds required with offer. Serious inquiries only. Quick, clean closes are encouraged

24. 2025-12-10
    listed $69,900 Active 778-char remark

    Show marketing remark (778 chars)

    Investor Special Downtown Akron Opportunity Investor opportunity minutes from downtown Akron. This 3-bedroom, 1-bath property offers a functional layout with additional space ideal for adding a 4th bedroom and a second bathroom, creating instant upside in ARV and rental income. Located in a high-demand rental corridor: 1 block from downtown Akron Fire station on the corner Grocery store directly across the street Close to bus lines, hospital, and University of Akron Strong fundamentals for buy-and-hold or BRRRR investors. Property is being sold AS-IS. Seller will make no repairs. Priced with renovation in mind and reflects current condition. Cash or hard money preferred. Proof of funds required with offer. Serious inquiries only. Quick, clean closes are encouraged

25. 2022-10-14
    soldstatus $25,000 Closed
26. 2022-05-28
    status Pending
27. 2022-05-23
    listed $20,000 Active
28. 1992-10-16
    soldstatus $18,000
29. 1992-08-06
    listed $20,000

ⓘ 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: $1,671 · $139/mo
• Projected year-2 tax: $1,671 · $139/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 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 · 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: $15,674
• − Mortgage interest: −$3,753
• − Property taxes: −$1,671
• − Insurance: −$335
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$1,949
• Taxable income: $5,457
• Est. tax owed @ 24.0%: −$1,310
• After-tax cash flow: $4,850/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

+125.0% since first listed

12 events — show timeline

• 2026-05-14 Contingent — MLSNOW
• 2026-04-18 Price Changed $45,000 MLSNOW
• 2026-03-29 Price Changed $56,000 MLSNOW
• 2026-03-05 Price Changed $59,900 MLSNOW
• 2026-02-27 Listed $67,000 MLSNOW
• 2025-12-27 Price Changed $67,000 ForSaleByOwner.com
• 2025-12-10 Listed $69,900 ForSaleByOwner.com
• 2022-10-14 Sold (MLS) $25,000 MLSNOW
• 2022-05-28 Pending — MLSNOW
• 2022-05-23 Listed $20,000 MLSNOW
• 1992-10-16 Sold (Public Records) $18,000 Public Records
• 1992-08-06 Listed $20,000 MLSNOW

Property tax history

+6.4%/yr

Latest (2025): $1,671 · +0.9% YoY. Source: county tax records.