1102 Allendale Ave · Akron, OH 44306

$220,000

4 bd · 2.0 ba · 2,234 sqft · MultiFamily public records · 30 Days on market

Built 1914 4,791 sqft lot Est $181k · 22% over

---

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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +6.3/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Separate Utilities for gas and electric billing. Owner pays water/sewer/trash. Off Street parking in the rear of the building. First floor unit has an entrance in the front and rear of the building. The 2nd floor unit only has a rear entrance to the unit. This unit is located on a corner lot. New roof installed in October of 2023.

Key facts

• Rebuilt back porch
• Updated finishes
• Newer roof

Tags

• FULLY RENOVATED DUPLEX
• UPDATED FINISHES
• NEWER ROOF
• REBUILT BACK PORCH
• SEPARATE LAUNDRY HOOKUPS
• OFF-STREET PARKING

Property features AI

Finance

• Financial info: Owner pays roof maintenance, sewer, trash collection, and water; Tenant pays cable TV, electricity, gas, and snow removal

Exterior

• Parking: Gravel parking; Off-street parking; Parking lot; On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story property; Flat roof; Aluminum siding
• Construction: Built (year per public records); Aluminum siding construction; Flat roof; Full unfinished basement
• Exterior features: Back yard; Front yard; Corner lot; City lot

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced-air gas heating
• Interior features: Full, unfinished basement; Has a view
• Laundry & utility: Washer hookup in basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive. Per door: $243/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $2,486/mo this rent would consume 72% of the median local household income ($42k/yr) (locally 1251% 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 $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $140k; list at $220k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $216,700 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.46%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $180,954
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
532 N Firestone Blvd	0.39mi	5/2.0 (+1)	2,108 (-6%)	12mo	$169,900	$81	58

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $7,403
• Equity at exit: $32,803

10-year hold

• IRR: 16.5%
• Equity multiple: 2.64×
• Total profit: $101,049
• Equity at exit: $19,022

Cash invested: $61,600 (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: 14.8×

Monthly cashflow live

• Estimated rent: $2,486 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$233 /mo · $2,797/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $485

Break-even live

Break-even rent $1,871

Max offer price $220,000

Occupancy floor 75%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,486
Total (2 units)			$2,486

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	43d	1	0.28mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	43d	1	0.46mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	43d	1	0.49mi
432 N Firestone Blvd Unit 1496097P Akron, OH	4.0	2.0	1926	$6,253	$3.25	21d	1	0.50mi
450 Stanton Ave Akron, OH	3.0	2.0	1927	$1,425	$0.74	43d	1	0.51mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	43d	1	0.55mi
373 N Firestone Blvd Akron, OH	4.0	1.5	1590	$1,550	$0.97	43d	1	0.57mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$1,429	$1.25	14d	1	0.61mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.72mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	43d	1	0.84mi
768 Beardsley St Akron, OH	5.0	1.5	1714	$1,500	$0.88	14d	1	0.97mi
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	43d	1	1.00mi
497 Lucy St Akron, OH	4.0	1.0	1600	$1,500	$0.94	43d	1	1.08mi
78 E Mapledale Ave Akron, OH	4.0	1.5	1600	$1,500	$0.94	14d	1	1.09mi
435 Margaret St Akron, OH	4.0	2.0	1900	$1,450	$0.76	43d	1	1.23mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	1.23mi
1076 Ackley St Akron, OH	4.0	2.0	1998	$2,000	$1.00	14d	1	1.38mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	43d	1	1.41mi

Listing history 28 events

1. 2026-06-18
   days on market $220,000 Active 30 DOM
2. 2026-06-17
   days on market $220,000 Active 29 DOM
3. 2026-06-16
   days on market $220,000 Active 28 DOM
4. 2026-06-15
   days on market $220,000 Active 27 DOM
5. 2026-06-14
   days on market $220,000 Active 25 DOM
6. 2026-06-13
   days on market $220,000 Active 24 DOM
7. 2026-06-10
   days on market $220,000 Active 22 DOM
8. 2026-06-09
   days on market $220,000 Active 21 DOM
9. 2026-06-08
   days on market $220,000 Active 20 DOM
10. 2026-06-07
    days on market $220,000 Active 19 DOM
11. 2026-06-05
    days on market $220,000 Active 16 DOM
12. 2026-06-03
    days on market $220,000 Active 15 DOM
13. 2026-06-02
    days on market $220,000 Active 14 DOM
14. 2026-06-01
    days on market $220,000 Active 13 DOM
15. 2026-05-31
    days on market $220,000 Active 12 DOM
16. 2026-05-31
    days on market $220,000 Active 11 DOM
17. 2026-05-18
    listed $220,000 Active
18. 2026-02-20
    soldstatus $139,900
19. 2026-02-19
    soldstatus $139,900 Closed 332-char remark

    Show marketing remark (332 chars)

    Separate Utilities for gas and electric billing. Owner pays water/sewer/trash. Off Street parking in the rear of the building. First floor unit has an entrance in the front and rear of the building. The 2nd floor unit only has a rear entrance to the unit. This unit is located on a corner lot. New roof installed in October of 2023.

20. 2026-01-20
    status Pending 332-char remark

    Show marketing remark (332 chars)

    Separate Utilities for gas and electric billing. Owner pays water/sewer/trash. Off Street parking in the rear of the building. First floor unit has an entrance in the front and rear of the building. The 2nd floor unit only has a rear entrance to the unit. This unit is located on a corner lot. New roof installed in October of 2023.

21. 2026-01-13
    listed $139,900 Active 332-char remark

    Show marketing remark (332 chars)

    Separate Utilities for gas and electric billing. Owner pays water/sewer/trash. Off Street parking in the rear of the building. First floor unit has an entrance in the front and rear of the building. The 2nd floor unit only has a rear entrance to the unit. This unit is located on a corner lot. New roof installed in October of 2023.

22. 2024-04-10
    historical $795
23. 2024-03-14
    listed $795
24. 2018-11-14
    soldstatus $22,000 Sold 113-char remark

    Show marketing remark (113 chars)

    Lots of space in this 2 unit, Just in need of some TLC. Roof was replaced with rubber roofing approx. 5 years ago

25. 2018-11-14
    soldstatus $22,000

    Show marketing remark (113 chars)

    Lots of space in this 2 unit, Just in need of some TLC. Roof was replaced with rubber roofing approx. 5 years ago

26. 2018-10-29
    status Pending 113-char remark

    Show marketing remark (113 chars)

    Lots of space in this 2 unit, Just in need of some TLC. Roof was replaced with rubber roofing approx. 5 years ago

27. 2018-10-23
    price $27,000 113-char remark

    Show marketing remark (113 chars)

    Lots of space in this 2 unit, Just in need of some TLC. Roof was replaced with rubber roofing approx. 5 years ago

28. 2018-10-02
    listed $32,000 Active 113-char remark

    Show marketing remark (113 chars)

    Lots of space in this 2 unit, Just in need of some TLC. Roof was replaced with rubber roofing approx. 5 years ago

ⓘ 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: $2,797 · $233/mo
• Projected year-2 tax: $3,115 · $260/mo
• Expected delta: +$317/yr (+$26/mo · 11.3%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,832
• − Mortgage interest: −$12,323
• − Property taxes: −$2,797
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$6,400
• Taxable income: $2,438
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $5,240/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

+587.5% since first listed

12 events — show timeline

• 2026-05-18 Listed $220,000 MLSNOW
• 2026-02-20 Sold (Public Records) $139,900 Public Records
• 2026-02-19 Sold (MLS) $139,900 MLSNOW
• 2026-01-20 Pending — MLSNOW
• 2026-01-13 Listed $139,900 MLSNOW
• 2024-04-10 Rental Removed $795 APPFOLIO
• 2024-03-14 Listed for Rent $795 APPFOLIO
• 2018-11-14 Sold (Public Records) $22,000 Public Records
• 2018-11-14 Sold (MLS) $22,000 MLSNOW
• 2018-10-29 Pending — MLSNOW
• 2018-10-23 Price Changed $27,000 MLSNOW
• 2018-10-02 Listed $32,000 MLSNOW

Property tax history

+3.0%/yr

Latest (2025): $2,797 · +48.8% YoY. Source: county tax records.