852 Manitou Ave · Akron, OH 44305

$99,900

3 bd · 1.5 ba · 1,092 sqft · SingleFamily public records · 3 Days on market

Built 1970 7,501 sqft lot Est $116k · 14% under

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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 +27.4/30.0
• ARV discount +13.7/15.0
• DSCR +9.6/10.0
• 1% rule +8.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Check out this amazing well maintained 3 bedroom 1.5 bath ranch located in Goodyear Heights. As soon as you pull in you will notice the wide concrete driveway leading to the large two car detached garage with concrete floor and garage door opener. As you walk in the side door you will see a large 16x12 eat-in kitchen with fridge, microwave and gas stove. Next you walk into the living room with lots of natural light. Down the hall are 3 bedrooms, full bath and 2 hall closets great for storage. There is a half bath off master bedroom. There is a full dry basement that has been professionally waterproofed. It was finished at one time and is ready to be refinished again. Some updates include ro

Key facts

• Large eat-in kitchen
• Full dry basement
• 7,501 sq ft lot

Tags

• WIDE CONCRETE DRIVEWAY
• LARGE TWO CAR DETACHED GARAGE
• LARGE EAT-IN KITCHEN
• LOTS OF NATURAL LIGHT
• FULL DRY BASEMENT
• PROFESSIONALLY WATERPROOFED

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-story home; Block foundation; Vinyl siding; Asphalt/fiberglass roof
• Construction: Built (year per public records); Vinyl siding construction; Block foundation; Asphalt/Fiberglass roof
• Exterior features: Patio; Shed(s); Block fencing; City lot (approx. 50 x 150)

Interior

• Kitchen: Eat-in kitchen with appliances included; Microwave, Range, Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet in living areas and bedrooms; Linoleum in kitchen
• Bathrooms: 1 full bathroom; 1 half bathroom (both on main level)
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Double-pane windows; Full walk-up basement
• Laundry & utility: Laundry room in the lower level / basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $292 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.8% 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 (+4.5%/yr); 101 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 30% of the median local income ($53k/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 $691 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 + 4.5% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1970 — 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: 1.33% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $115,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
852 Manitou Ave	0.00mi	3/1.5	1,092 (0%)	1mo	$131,000	$120	99
942 Caddo Ave	0.21mi	3/2.0	1,136 (+4%)	1mo	$140,000	$123	80
1267 Tioga Ave	0.13mi	3/1.0	960 (-12%)	4mo	$93,500	$97	68
810 Mohawk Ave	0.40mi	2/1.5 (-1)	1,152 (+6%)	2mo	$82,500	$72	66
853 Brittain Rd	0.48mi	3/1.0	1,032 (-6%)	4mo	$145,000	$141	64
1082 Hazel St	0.60mi	3/1.0	1,056 (-3%)	2mo	$112,100	$106	63
1364 Eastwood Ave	0.38mi	2/1.0 (-1)	1,027 (-6%)	3mo	$83,000	$81	63
1318 Arnold Ave	0.62mi	3/1.0	1,056 (-3%)	5mo	$99,900	$95	59
677 Eastland Ave	0.48mi	3/1.0	1,216 (+11%)	1mo	$41,000	$34	56
1465 Multnoma Ave	0.67mi	3/1.0	1,144 (+5%)	5mo	$139,500	$122	55
1102 Tonawanda Ave	0.69mi	3/1.0	960 (-12%)	1mo	$97,000	$101	45
1177 Smithfarm Ave	0.71mi	2/1.0 (-1)	992 (-9%)	2mo	$113,000	$114	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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $4,499
• Equity at exit: $14,895

10-year hold

• IRR: 15.1%
• Equity multiple: 2.32×
• Total profit: $36,788
• Equity at exit: $8,638

Cash invested: $27,972 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$524
• Tax from tax record: −$197 /mo · $2,359/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $292

Break-even live

Break-even rent $965

Max offer price $99,900

Occupancy floor 73%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	44d	1	0.07mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	43d	1	0.42mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	23d	1	0.44mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	43d	1	0.44mi
589 Eastland Ave Akron, OH	3.0	1.5	1345	$1,300	$0.97	43d	1	0.52mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	43d	1	0.62mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	23d	1	0.76mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	13d	1	0.87mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	43d	1	0.99mi
1423 Creighton Ave Unit 1 Akron, OH	3.0	1.0	1040	$1,100	$1.06	23d	1	1.02mi
1444 Hyde Park Ave Akron, OH	3.0	1.0	1104	$1,395	$1.26	13d	1	1.02mi
72 S Thomas Rd Tallmadge, OH	2.0	1.5	1100	$1,295	$1.18	43d	1	1.05mi
72 S Thomas Rd Unit 12 Tallmadge, OH	2.0	1.5	1100	$1,295	$1.18	13d	1	1.05mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	23d	1	1.06mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	43d	1	1.12mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	23d	1	1.17mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	14d	1	1.18mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	23d	1	1.18mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	23d	1	1.20mi
237 Kryder Ave Unit 237 Akron, OH	2.0	1.0	860	$850	$0.99	44d	1	1.21mi
1598 Pilgrim St Akron, OH	3.0	1.0	1352	$1,550	$1.15	43d	1	1.22mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	43d	1	1.22mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	43d	1	1.28mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	23d	1	1.29mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	23d	1	1.31mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	43d	1	1.35mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	43d	1	1.37mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	14d	1	1.47mi
243 Watson St Akron, OH	2.0	1.0	750	$950	$1.27	43d	1	1.48mi

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-05-11
   listed $99,900 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: $2,359 · $197/mo
• Projected year-2 tax: $2,359 · $197/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 ≥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: $16,003
• − Mortgage interest: −$5,596
• − Property taxes: −$2,359
• − Insurance: −$500
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$2,906
• Taxable income: $2,083
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $2,998/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): 21,103
• Household income: $52,768
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1021.0

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 0.57)
• Race & ethnicity: White 62% Black 20% Two or more races 12% Asian 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · India, Philippines, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Other Indo-European 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: ▼ -140.39%
• Current HPI: 190.6223
• Rent YoY: ▲ 4.51%
• 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

2 events — show timeline

• 2026-05-14 Pending — MLSNOW
• 2026-05-11 Listed $99,900 MLSNOW

Property tax history

+6.8%/yr

Latest (2025): $2,359 · +0.2% YoY. Source: county tax records.