1103 Sawyer Ave · Akron, OH 44310

$118,650

4 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 8 Days on market

Built 1919 4,800 sqft lot Est $139k · 14% under

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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 +23.2/30.0
• ARV discount +14.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.5/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attic finished to possible 4th bedroom. Currently rented.

Key facts

• 4,800 sq ft lot
• Garage
• Built 1919

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• 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.
• Market conditions: Rents rising fast (+4.8%/yr); 86 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 40% of the median local income ($41k/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 $820 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 35y 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 $22k; list at $119k implies a 439% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,650

Questions for the listing agent

1. Built in 1919 — 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: 1.15% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $138,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 Sawyer Ave	0.00mi	4/1.0	1,248 (0%)	1mo	$116,430	$93	100
1106 Collinwood Ave	0.04mi	3/1.0 (-1)	1,194 (-4%)	1mo	$147,000	$123	86
1026 Woodward Ave	0.23mi	3/1.0 (-1)	1,302 (+4%)	1mo	$128,000	$98	77
1048 Murray Ave	0.17mi	3/1.5 (-1)	1,304 (+4%)	4mo	$99,000	$76	74
1282 Woodward Ave	0.38mi	3/2.0 (-1)	1,254 (+0%)	2mo	$189,000	$151	71
1101 Linden Ave	0.31mi	3/1.0 (-1)	1,186 (-5%)	2mo	$111,000	$94	70
1121 Woodward Ave	0.15mi	3/2.0 (-1)	1,125 (-10%)	2mo	$209,900	$187	66
1105 Linden Ave	0.31mi	3/1.0 (-1)	1,144 (-8%)	1mo	$59,900	$52	65
1195 Sawyer Ave	0.18mi	3/1.0 (-1)	1,075 (-14%)	2mo	$75,000	$70	62
1353 Gorge Blvd	0.58mi	3/1.0 (-1)	1,218 (-2%)	3mo	$158,500	$130	61
1266 Dayton St	0.34mi	3/1.5 (-1)	1,392 (+12%)	4mo	$162,000	$116	55
230 Helen Ave	0.50mi	4/1.5	1,390 (+11%)	1mo	$154,000	$111	55

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,970
• Equity at exit: $17,691

10-year hold

• IRR: 9.4%
• Equity multiple: 1.78×
• Total profit: $26,034
• Equity at exit: $10,259

Cash invested: $33,222 (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 44310

• Rents YoY: 4.8%
• Active inventory: 86
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$622
• Tax from tax record: −$192 /mo · $2,298/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $215

Break-even live

Break-even rent $1,093

Max offer price $118,650

Occupancy floor 79%

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: $29,662
• Closing costs: $3,560
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1180 Murray Ave Akron, OH	3.0	2.0	1340	$1,175	$0.88	21d	1	0.18mi
1088 Lexington Ave Akron, OH	3.0	1.0	1008	$1,600	$1.59	13d	1	0.25mi
835 Carlysle St Akron, OH	3.0	1.0	1152	$1,250	$1.09	43d	1	0.88mi
649 Patterson Ave Unit B Akron, OH	3.0	1.0	1200	$900	$0.75	43d	1	0.89mi
805 Carpenter St Akron, OH	3.0	1.0	1056	$1,100	$1.04	23d	1	0.95mi
586 Robinette Ct Akron, OH	4.0	1.0	1040	$1,250	$1.20	43d	1	1.02mi
570 Dayton St Akron, OH	3.0	1.0	1140	$1,350	$1.18	14d	1	1.06mi
559 Dayton St Akron, OH	3.0	1.0	1200	$1,200	$1.00	43d	1	1.07mi
1832 15th St Cuyahoga Falls, OH	3.0	1.0	1000	$1,495	$1.50	23d	1	1.11mi
265 Cranz Pl Akron, OH	4.0	1.0	1376	$1,300	$0.94	43d	1	1.14mi
15 W York St Akron, OH	3.0	1.0	1178	$1,150	$0.98	21d	1	1.24mi
1823 7th St Cuyahoga Falls, OH	3.0	1.5	1248	$2,850	$2.28	43d	1	1.29mi
1059 Jean Ave Akron, OH	3.0	1.0	1012	$1,300	$1.28	43d	1	1.50mi
467 Lynn Dr Cuyahoga Falls, OH	3.0	1.0	1414	$1,600	$1.13	13d	1	1.50mi

Listing history 31 events

1. 2026-04-25
   status Pending
2. 2026-04-15
   listed $118,650 Active
3. 2026-01-29
   historical
4. 2025-12-29
   price $122,000
5. 2025-09-23
   status Active
6. 2025-08-13
   status Pending
7. 2025-08-13
   price $132,000
8. 2025-08-05
   listed $108,000 Active
9. 2024-11-27
   historical $1,100
10. 2024-10-17
    listed $1,100
11. 2024-10-17
    historical $1,100
12. 2024-10-15
    listed $1,100
13. 2017-05-23
    soldstatus $22,000 Sold 57-char remark

    Show marketing remark (57 chars)

    Attic finished to possible 4th bedroom. Currently rented.

14. 2017-01-25
    status Pending 57-char remark

    Show marketing remark (57 chars)

    Attic finished to possible 4th bedroom. Currently rented.

15. 2017-01-25
    historical 57-char remark

    Show marketing remark (57 chars)

    Attic finished to possible 4th bedroom. Currently rented.

16. 2017-01-24
    listed $22,000 Active 57-char remark

    Show marketing remark (57 chars)

    Attic finished to possible 4th bedroom. Currently rented.

17. 2009-09-30
    historical
18. 2009-07-27
    listed $55,000
19. 2009-04-07
    listed $19,900
20. 2009-02-18
    historical
21. 2008-08-18
    listed $35,900
22. 2008-06-12
    historical
23. 2007-12-12
    listed $64,900
24. 2004-09-29
    historical
25. 2004-03-29
    listed $84,900
26. 1992-08-11
    soldstatus $45,000
27. 1992-06-29
    listed $45,500
28. 1992-06-18
    historical
29. 1991-09-18
    listed $45,500
30. 1990-04-20
    soldstatus $35,900
31. 1985-04-22
    soldstatus $25,000

ⓘ 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: $2,298 · $192/mo
• Projected year-2 tax: $2,298 · $192/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 · 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: $16,371
• − Mortgage interest: −$6,646
• − Property taxes: −$2,298
• − Insurance: −$593
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,452
• Taxable income: $762
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $2,392/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): 25,496
• Household income: $41,066
• Rent vs Own: 60.7% rent · 39.3% own
• Severe rent burden: 2058.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 40% Black 25% Asian 20% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, India, Philippines
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 7% Other Asian/Pacific 6%

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: ▼ -194.41%
• Current HPI: 203.4431
• Rent YoY: ▲ 4.82%
• 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

+374.6% since first listed

31 events — show timeline

• 2026-04-25 Pending — MLSNOW
• 2026-04-15 Listed $118,650 MLSNOW
• 2026-01-29 Listing Removed — MLSNOW
• 2025-12-29 Price Changed $122,000 MLSNOW
• 2025-09-23 Relisted — MLSNOW
• 2025-08-13 Pending — MLSNOW
• 2025-08-13 Price Changed $132,000 MLSNOW
• 2025-08-05 Listed $108,000 MLSNOW
• 2024-11-27 Rental Removed $1,100 YESMLS
• 2024-10-17 Listed for Rent $1,100 YESMLS
• 2024-10-17 Rental Removed $1,100 BUILDIUM
• 2024-10-15 Listed for Rent $1,100 BUILDIUM
• 2017-05-23 Sold (MLS) $22,000 MLSNOW
• 2017-01-25 Pending — MLSNOW
• 2017-01-25 Listing Removed — MLSNOW
• 2017-01-24 Listed $22,000 MLSNOW
• 2009-09-30 Listing Removed — MLSNOW
• 2009-07-27 Listed $55,000 MLSNOW
• 2009-04-07 Listed $19,900 MLSNOW
• 2009-02-18 Listing Removed — MLSNOW
• 2008-08-18 Listed $35,900 MLSNOW
• 2008-06-12 Listing Removed — MLSNOW
• 2007-12-12 Listed $64,900 MLSNOW
• 2004-09-29 Listing Removed — MLSNOW
• 2004-03-29 Listed $84,900 MLSNOW
• 1992-08-11 Sold (Public Records) $45,000 Public Records
• 1992-06-29 Listed $45,500 MLSNOW
• 1992-06-18 Listing Removed — MLSNOW
• 1991-09-18 Listed $45,500 MLSNOW
• 1990-04-20 Sold (Public Records) $35,900 Public Records
• 1985-04-22 Sold (Public Records) $25,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,298 · +2.8% YoY. Source: county tax records.