664 Noah Ave · Akron, OH 44320

$109,900

3 bd · 1.0 ba · 1,373 sqft · SingleFamily public records · 6 Days on market

Built 1930 4,138 sqft lot Est $96k · 14% 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 +23.3/30.0
• DSCR +7.5/10.0
• 1% rule +6.6/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Waiting for you to come and see this 3-bedroom, 2-bathroom Colonial located in West Akron. This is a move-in-ready home. The kitchen has new vinyl flooring and everything is freshly painted. New carpet in all of the bedrooms, living room, dining room and new flooring and vanity in the bathroom. New laminate floor in the kitchen and also new counter tops. New roof in 2025. Kitchen features a new dishwasher, stove and microwave. Also has a finished attic which could be just perfect for your living style. Close to the interstate highway, Laundromat and shopping. Schools are also nearby. This house sits on a corner lot with a 2 cat attached garage. A new garage door was installed in April of 20

Key facts

• New vanity
• New carpet
• New flooring

Tags

• NEW VINYL FLOORING
• FRESHLY PAINTED
• NEW CARPET
• NEW FLOORING
• NEW VANITY
• NEW LAMINATE FLOOR

Property features AI

Exterior

• Parking: Attached garage facing side; 2 garage spaces; Concrete driveway and off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family property; Above-grade finished area recorded at 1,373
• Construction: Vinyl siding; Asphalt roof; Full unfinished basement; Home warranty included
• Exterior features: Porch; Partial chain link fencing; Corner city lot; Lot dimensions approximately 55 x 75

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: Total rooms: 7; Basement level bedrooms not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Blinds on windows; Living room fireplace (1)
• Laundry & utility: Washer hookup in basement; Laundry tub and sink in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• 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 (+1.6%/yr); 102 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 37% 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 $760 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1930 — 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: 1.16% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $96,110
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 Noah Ave	0.09mi	3/1.5	1,418 (+3%)	2mo	$158,000	$111	86
633 Madison Ave	0.27mi	3/1.0	1,308 (-5%)	2mo	$44,000	$34	78
926 Winton Ave	0.30mi	3/2.0	1,503 (+10%)	1mo	$200,000	$133	66
677 Crossings Ln	0.57mi	3/2.5	1,440 (+5%)	1mo	$220,000	$153	58
555 Hoye Ave	0.44mi	4/1.0 (+1)	1,505 (+10%)	2mo	$15,500	$10	57
322 Madison Ave	0.72mi	3/2.0	1,328 (-3%)	1mo	$49,000	$37	56
557 Wildwood Ave	0.48mi	3/1.0	1,545 (+12%)	2mo	$65,000	$42	55
379 Noble Ave	0.54mi	3/1.0	1,224 (-11%)	2mo	$90,000	$74	55
404 Noah Ave	0.49mi	3/1.0	1,192 (-13%)	1mo	$77,500	$65	54
445 Beechwood Dr	0.65mi	3/1.0	1,498 (+9%)	2mo	$142,850	$95	53
910 Bye St	0.73mi	4/1.0 (+1)	1,457 (+6%)	1mo	$102,000	$70	50
1296 Harmon Ave	0.73mi	3/1.0	1,516 (+10%)	1mo	$85,000	$56	48

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-6,717
• Equity at exit: $16,386

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $3,952
• Equity at exit: $9,502

Cash invested: $30,772 (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 44320

• Rents YoY: 1.6%
• Active inventory: 102
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$576
• Tax from tax record: −$182 /mo · $2,182/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $200

Break-even live

Break-even rent $1,018

Max offer price $109,900

Occupancy floor 79%

Sensitivity live

Price	-10% $262	-5% $231	+0% $200	+5% $169	+10% $138
Rent	-10% $100	-5% $150	+0% $200	+5% $250	+10% $301
Rate	-1.0pp $256	-0.5pp $228	base $200	+0.5pp $172	+1.0pp $143

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	15d	1	0.06mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	24d	1	0.10mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	0.19mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	15d	1	0.21mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	44d	1	0.37mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	15d	1	0.42mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	44d	1	0.51mi
405 Noah Ave Akron, OH	2.0	1.0	1000	$1,050	$1.05	22d	1	0.51mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	24d	1	0.57mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	44d	1	0.60mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	44d	1	0.63mi
916 Peckham St Akron, OH	2.0	1.0	936	$850	$0.91	44d	1	0.63mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	44d	1	0.68mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	15d	1	0.70mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	44d	1	0.71mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	44d	1	0.73mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	44d	1	0.74mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	44d	1	0.78mi
1161 Seward Ave Akron, OH	3.0	1.5	1000	$1,200	$1.20	15d	1	0.86mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	24d	1	0.88mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	44d	1	0.88mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	24d	1	0.88mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	44d	1	0.89mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	44d	1	0.89mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	44d	7	0.97mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	44d	1	0.98mi
724 Crosby St Akron, OH	2.0	1.0	1582	$995	$0.63	24d	1	1.04mi
724 Crosby St Unit 1 Akron, OH	2.0	1.0	1582	$995	$0.63	44d	1	1.04mi
199 Beck Ave Unit 2 Akron, OH	2.0	1.0	926	$1,300	$1.40	24d	1	1.06mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	44d	1	1.06mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	22d	1	1.07mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	44d	1	1.09mi
678 Crosby St Unit 3 Akron, OH	2.0	1.0	1000	$780	$0.78	44d	1	1.09mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	22d	1	1.13mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	15d	1	1.14mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	24d	1	1.18mi
627 Crosby St Unit B Akron, OH	4.0	1.0	1200	$875	$0.73	44d	1	1.18mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	44d	1	1.18mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	44d	1	1.19mi
80 Byers Ave Unit A Akron, OH	2.0	1.0	900	$995	$1.11	44d	1	1.21mi

Listing history 4 events

1. 2026-05-31
   status $109,900 Pending 6 DOM
2. 2026-05-22
   listed $109,900 Active
3. 2011-02-01
   historical
4. 2010-08-01
   listed $34,900

ⓘ 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: $2,182 · $182/mo
• Projected year-2 tax: $2,182 · $182/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,253
• − Mortgage interest: −$6,156
• − Property taxes: −$2,182
• − Insurance: −$550
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$3,197
• Taxable income: $727
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $2,227/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): 17,690
• Household income: $41,241
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 1316.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 27% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -117.69%
• Current HPI: 122.9888
• Rent YoY: ▲ 1.65%
• 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

+214.9% since first listed

3 events — show timeline

• 2026-05-22 Listed $109,900 MLSNOW
• 2011-02-01 Listing Removed — MLSNOW
• 2010-08-01 Listed $34,900 MLSNOW

Property tax history

+5.2%/yr

Latest (2025): $2,182 · +12.1% YoY. Source: county tax records.