428 Kline Ave · Akron, OH 44305

$135,000

4 bd · 2.0 ba · 1,058 sqft · SingleFamily public records · 1 Days on market

Built 1920 3,894 sqft lot Est $107k · 26% 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 +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 428 Kline Ave! This beautifully remodeled, 4-bedroom, 2-bathroom home is completely move-in ready and blends classic 1920 character with modern updates. Step inside from the charming enclosed front porch to find an open, freshly painted interior featuring all-new luxury vinyl flooring and plush carpet throughout. The updated kitchen, boasting a timeless white subway tile backsplash and an abundance of storage space. The highly desirable first-floor layout includes a convenient bedroom with a full en-suite bath. Upstairs, you will find three additional bedrooms with ample closet space, including a versatile captive/walk-through bedroom perfect for a nursery or home office. Major u

Key facts

• Open interior
• Updated kitchen
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• OPEN INTERIOR
• LUXURY VINYL FLOORING
• UPDATED KITCHEN
• WHITE SUBWAY TILE BACKSPLASH
• ABUNDANCE OF STORAGE SPACE

Property features AI

Finance

• Other: Lot size reported as 0.0894 acres; Tax information available (annual tax noted)

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Vinyl siding exterior; Asphalt roof; Block foundation; Above-grade finished area reported as 1,058; Below-grade finished area reported (source: Realist)
• Construction: Vinyl siding construction; Asphalt roof; Block foundation; Originally built (year per public records)
• Exterior features: Enclosed patio/porch; Patio; Porch

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Unfinished basement; Updated/remodeled condition
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.1% 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.
• Market conditions: Rents rising fast (+4.5%/yr); 101 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 33% 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 $933 of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $135,000

Questions for the listing agent

1. Built in 1920 — 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. 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?
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: 1.06% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $106,858
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1318 Arnold Ave	0.28mi	3/1.0 (-1)	1,056 (-0%)	5mo	$99,900	$95	73
1082 Hazel St	0.36mi	3/1.0 (-1)	1,056 (-0%)	2mo	$112,100	$106	72
1181 Pondview Ave	0.31mi	4/1.0	1,144 (+8%)	1mo	$90,000	$79	67
1102 Tonawanda Ave	0.18mi	3/1.0 (-1)	960 (-9%)	1mo	$97,000	$101	66
712 Frase Ave	0.50mi	3/1.5 (-1)	1,056 (-0%)	6mo	$113,300	$107	64
1379 Ottawa Ave	0.34mi	3/1.0 (-1)	999 (-6%)	4mo	$99,500	$100	62
191 Colony Cres	0.57mi	4/1.5	975 (-8%)	2mo	$39,900	$41	57
700 Kennebec Ave	0.53mi	3/1.0 (-1)	1,152 (+9%)	7mo	$107,000	$93	46
605 Melrose St	0.67mi	3/1.5 (-1)	1,144 (+8%)	7mo	$133,750	$117	43
1465 Multnoma Ave	0.67mi	3/1.0 (-1)	1,144 (+8%)	5mo	$139,500	$122	42
561 Melrose St	0.65mi	3/1.0 (-1)	1,182 (+12%)	1mo	$132,500	$112	41
677 Eastland Ave	0.57mi	3/1.0 (-1)	1,216 (+15%)	1mo	$41,000	$34	39

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-6,355
• Equity at exit: $20,129

10-year hold

• IRR: 6.9%
• Equity multiple: 1.56×
• Total profit: $21,013
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$708
• Tax from tax record: −$161 /mo · $1,929/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $209

Break-even live

Break-even rent $1,171

Max offer price $135,000

Occupancy floor 80%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	23d	1	0.26mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	43d	1	0.28mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	43d	1	0.30mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	23d	1	0.37mi
589 Eastland Ave Akron, OH	3.0	1.5	1345	$1,300	$0.97	43d	1	0.41mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	43d	1	0.44mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	23d	1	0.47mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	43d	1	0.51mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	43d	1	0.58mi
1598 Pilgrim St Akron, OH	3.0	1.0	1352	$1,550	$1.15	43d	1	0.66mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	23d	1	0.73mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	14d	1	0.73mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	44d	1	0.85mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	43d	1	0.88mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	43d	1	0.93mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	43d	1	0.98mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	23d	1	1.05mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	23d	1	1.05mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	1.16mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	13d	1	1.21mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	43d	1	1.32mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	43d	1	1.35mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	43d	1	1.35mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	23d	1	1.36mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	43d	1	1.37mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $135,000 Active 1 DOM

ⓘ 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: $1,929 · $161/mo
• Projected year-2 tax: $2,017 · $168/mo
• Expected delta: +$89/yr (+$7/mo · 4.6%)

ⓘ 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: $17,219
• − Mortgage interest: −$7,562
• − Property taxes: −$1,929
• − Insurance: −$675
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$3,927
• Taxable income: $371
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $2,415/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

1 event — show timeline

• 2026-06-18 Listed $135,000 MLSNOW

Property tax history

+6.6%/yr

Latest (2025): $1,929 · +13.8% YoY. Source: county tax records.