317 Black St · Akron, OH 44306

$105,000

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

Built 1919 3,493 sqft lot Est $84k · 26% 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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.1/10.0
• 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

Listing remarks

Income-Producing Investment Property with Established Tenant – Turnkey Opportunity in Akron! Attention investors and savvy buyers! This income-producing rental property offers immediate cash flow with a tenant already in place for approximately 18 months. Whether you're looking to expand your investment portfolio or purchase your first rental property, this move-in-ready home offers strong income potential and a convenient Akron location. The home features 3 bedrooms, 1 full bath, and additional living space in the attic, providing flexibility for a home office, bonus room, recreation area, or storage. Recent improvements include luxury vinyl tile (LVT) flooring, new carpet, new wi

Key facts

• New carpet
• Established tenant
• Updated interior

Tags

• TURNKEY OPPORTUNITY
• ESTABLISHED TENANT
• UPDATED INTERIOR
• LUXURY VINYL TILE FLOORING
• NEW CARPET
• NEW WINDOWS

Property features AI

Finance

• Financial info: Annual tax amount reported (amount excluded by instructions)

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: 3-story building; Aluminum siding exterior; Asphalt roof
• Construction: Built year source: public records
• Exterior features: Lot approximately 0.0802 acres

Interior

• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Ceiling fans for cooling
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 9.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 36% of the median local income ($42k/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 $726 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 + 7.6% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 sale attempts since 29y 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.

Risks & watch-outs

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

Recommended offer $105,000

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: 1.21% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.98%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $83,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
374 Gibbs Pl	0.22mi	3/1.0 (-1)	1,350 (+8%)	8mo	$80,000	$59	65
495 Elbon Ave	0.61mi	3/1.0 (-1)	1,267 (+2%)	4mo	$75,000	$59	60
70 Wise St	0.54mi	3/1.0 (-1)	1,197 (-4%)	5mo	$80,000	$67	59
591 Hedden Ave	0.68mi	3/1.0 (-1)	1,224 (-2%)	2mo	$63,500	$52	58
508 Crouse St	0.48mi	4/2.0	1,370 (+10%)	2mo	$62,500	$46	56
863 Bank St	0.69mi	3/1.0 (-1)	1,226 (-2%)	5mo	$82,000	$67	56
828 Crouse St	0.13mi	3/2.0 (-1)	1,072 (-14%)	8mo	$92,000	$86	55
538 Hammel St	0.58mi	3/1.0 (-1)	1,298 (+4%)	8mo	$123,000	$95	54
906 E Buchtel Ave	0.59mi	3/1.0 (-1)	1,372 (+10%)	2mo	$22,000	$16	49
522 Winans Ave	0.75mi	3/1.0 (-1)	1,373 (+10%)	5mo	$95,000	$69	40
642 Gridley Ave	0.70mi	4/2.0	1,399 (+12%)	5mo	$45,000	$32	39
1172 5th Ave	0.73mi	4/2.5	1,428 (+14%)	1mo	$233,000	$163	35

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: 7.8%
• Equity multiple: 1.32×
• Total profit: $9,418
• Equity at exit: $15,656

10-year hold

• IRR: 20.6%
• Equity multiple: 3.11×
• Total profit: $62,161
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$551
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $318

Break-even live

Break-even rent $864

Max offer price $105,000

Occupancy floor 70%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	23d	1	0.13mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	43d	1	0.28mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	43d	1	0.32mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	43d	1	0.33mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	43d	1	0.47mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	14d	1	0.49mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	23d	1	0.49mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	43d	1	0.49mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	23d	1	0.53mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	43d	1	0.58mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	43d	1	0.61mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	23d	1	0.68mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	23d	1	0.69mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	0.71mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.75mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	14d	1	0.79mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	23d	1	0.81mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	23d	1	0.82mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	43d	1	0.84mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	0.85mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	43d	1	0.86mi
421 Allyn St Unit 2 Akron, OH	3.0	1.0	743	$850	$1.14	43d	1	0.90mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	43d	1	0.91mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	21d	1	0.92mi
437 Sumner St Apt A Akron, OH	3.0	1.5	750	$1,200	$1.60	23d	1	0.96mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	23d	1	0.96mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,295	$1.55	14d	3	0.99mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	23d	1	0.99mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	43d	1	1.00mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	43d	1	1.01mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	43d	1	1.02mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	43d	1	1.03mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	43d	1	1.05mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	23d	1	1.07mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,600	$1.94	14d	14	1.11mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	1.11mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	43d	1	1.12mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	1.19mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	43d	1	1.24mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	23d	1	1.25mi

Listing history 2 events

1. 2026-06-17
   remarks 693-char remark
2. 2026-06-17
   listed $105,000 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: $1,061 · $88/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$288/yr (+$24/mo · 27.2%)

ⓘ 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: $15,204
• − Mortgage interest: −$5,882
• − Property taxes: −$1,061
• − Insurance: −$525
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,055
• Taxable income: $2,249
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $3,278/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

+130.8% since first listed

61 events — show timeline

• 2026-06-17 Listed $105,000 MLSNOW
• 2025-05-08 Listing Removed — MLSNOW
• 2025-02-28 Price Changed $105,900 MLSNOW
• 2025-02-01 Listed $119,900 MLSNOW
• 2025-01-31 Listing Removed — MLSNOW
• 2025-01-16 Price Changed $125,000 MLSNOW
• 2025-01-08 Listed $132,900 MLSNOW
• 2024-05-03 Sold (Public Records) $100,001 Public Records
• 2024-05-01 Sold (MLS) $100,001 MLSNOW
• 2024-03-25 Pending — MLSNOW
• 2024-03-16 Listed $99,500 MLSNOW
• 2024-03-08 Listing Removed — MLSNOW
• 2024-02-15 Price Changed $99,000 MLSNOW
• 2024-02-07 Price Changed $105,000 MLSNOW
• 2024-01-12 Listed $119,900 MLSNOW
• 2023-12-30 Listing Removed — MLSNOW
• 2023-12-18 Relisted — MLSNOW
• 2023-12-18 Price Changed $119,900 MLSNOW
• 2023-11-09 Price Changed $109,900 MLSNOW
• 2023-10-30 Price Changed $114,900 MLSNOW
• 2023-10-15 Price Changed $119,900 MLSNOW
• 2023-10-04 Price Changed $124,900 MLSNOW
• 2023-09-28 Price Changed $129,000 MLSNOW
• 2023-09-21 Price Changed $134,000 MLSNOW
• 2023-09-15 Listed $145,000 MLSNOW
• 2023-08-16 Sold (Public Records) $48,500 Public Records
• 2023-08-16 Sold (MLS) $48,500 MLSNOW
• 2023-07-28 Pending — MLSNOW
• 2023-07-26 Listed $50,000 MLSNOW
• 2023-03-01 Sold (Public Records) $105,930 Public Records
• 2022-10-20 Listing Removed — MLSNOW
• 2022-10-10 Price Changed $55,000 MLSNOW
• 2022-09-30 Listed $65,000 MLSNOW
• 2020-12-23 Price Changed $60,000 MLSNOW
• 2020-12-17 Price Changed $65,000 MLSNOW
• 2020-11-05 Listed $75,000 MLSNOW
• 2020-02-05 Sold (Public Records) $37,900 Public Records
• 2018-03-16 Sold (MLS) $15,500 MLSNOW
• 2018-02-22 Pending — MLSNOW
• 2017-12-26 Listed $22,500 MLSNOW
• 2017-10-30 Pending — MLSNOW
• 2017-10-30 Listing Removed — MLSNOW
• 2017-08-01 Listed $24,995 MLSNOW
• 2008-09-17 Sold (Public Records) $50,000 Public Records
• 2008-09-15 Sold (MLS) $50,000 MLSNOW
• 2007-12-06 Listing Removed — MLSNOW
• 2007-10-24 Listed $54,900 MLSNOW
• 2007-08-06 Listed $59,900 MLSNOW
• 2007-08-06 Listing Removed — MLSNOW
• 2007-08-06 Listing Removed — MLSNOW
• 2007-07-18 Listed $59,900 MLSNOW
• 2007-06-06 Listed $62,500 MLSNOW
• 2007-06-01 Listing Removed — MLSNOW
• 2006-09-01 Listed $67,000 MLSNOW
• 2002-10-31 Listing Removed — MLSNOW
• 2002-05-31 Listed $65,500 MLSNOW
• 1998-11-30 Listing Removed — MLSNOW
• 1998-09-03 Listed $62,500 MLSNOW
• 1997-12-19 Sold (Public Records) $40,000 Public Records
• 1997-09-07 Listing Removed — MLSNOW
• 1997-05-13 Listed $45,500 MLSNOW

Property tax history

+0.7%/yr

Latest (2025): $1,061 · +5.4% YoY. Source: county tax records.