1243 Collinwood Ave · Akron, OH 44310

$72,000

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 12 Days on market

Built 1926 4,791 sqft lot Est $128k · 44% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Very nice 3 bed 1 bath on a quiet and well maintained street in North Hill. New carpet and fresh paint throughout. The kitchen features a stainless steel fridge and range. Washer and dryer to stay. Home has no garage but does have a walk in shed.

Key facts

• Back yard
• Full front porch
• Concrete patio

Tags

• FULL FRONT PORCH
• BACK YARD
• CONCRETE PATIO
• YARD STORAGE SHED
• FULLY APPLIANCED KITCHEN
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Cap rate 13.6% 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 (+4.8%/yr); 86 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 35% 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 $498 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,000

Questions for the listing agent

1. Built in 1926 — 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: 1.64% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.96%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $127,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1037 Pitkin Ave	0.40mi	3/1.0	936 (-2%)	1mo	$136,000	$145	72
1206 Pitkin Ave	0.14mi	3/1.0	1,056 (+10%)	2mo	$131,000	$124	71
1195 Sawyer Ave	0.10mi	3/1.0	1,075 (+12%)	2mo	$75,000	$70	70
1133 Mount Vernon Ave	0.26mi	2/1.0 (-1)	998 (+4%)	4mo	$132,500	$133	69
1202 Clifton Ave	0.30mi	2/1.0 (-1)	983 (+2%)	6mo	$133,000	$135	68
439 Birchwood Ave	0.39mi	2/1.0 (-1)	941 (-2%)	3mo	$125,000	$133	67
1282 Sawyer Ave	0.11mi	2/1.0 (-1)	847 (-12%)	1mo	$60,000	$71	66
1166 Dayton St	0.23mi	3/2.0	1,085 (+13%)	6mo	$144,000	$133	63
1119 Mount Vernon Ave	0.28mi	3/1.0	848 (-12%)	3mo	$115,000	$136	61
1115 Mount Vernon Ave	0.29mi	3/1.0	864 (-10%)	7mo	$122,900	$142	60
1300 Mount Vernon Ave	0.18mi	2/1.0 (-1)	1,100 (+15%)	1mo	$117,000	$106	58
1174 Linden Ave	0.27mi	2/1.0 (-1)	816 (-15%)	3mo	$77,500	$95	51

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: 21.7%
• Equity multiple: 1.91×
• Total profit: $18,335
• Equity at exit: $10,735

10-year hold

• IRR: 31.0%
• Equity multiple: 4.04×
• Total profit: $61,195
• Equity at exit: $6,225

Cash invested: $20,160 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,182 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $436

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 58%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1088 Lexington Ave Akron, OH	3.0	1.0	1008	$1,600	$1.59	13d	1	0.32mi
1390 N Howard St Akron, OH	2.0	1.0	1000	$1,000	$1.00	43d	1	0.38mi
1350 N Howard St Akron, OH	1.0–2.0	1.0	725	$925	$1.28	14d	1	0.39mi
539 E Cuyahoga Falls Ave Unit 1 Akron, OH	2.0	1.0	1000	$895	$0.90	23d	1	0.44mi
1522 Campbell St Unit 2 Cuyahoga Falls, OH	2.0	1.0	900	$1,300	$1.44	21d	1	0.56mi
1382 9th St Cuyahoga Falls, OH	2.0	1.0	862	$1,050	$1.22	43d	1	0.59mi
825 Avon St Unit 1 Akron, OH	2.0	1.0	960	$875	$0.91	21d	1	0.88mi
1832 15th St Cuyahoga Falls, OH	3.0	1.0	1000	$1,495	$1.50	23d	1	0.90mi
649 Patterson Ave Unit a Akron, OH	2.0	1.0	1000	$775	$0.78	43d	1	1.09mi
805 Carpenter St Akron, OH	3.0	1.0	1056	$1,100	$1.04	23d	1	1.13mi
586 Robinette Ct Akron, OH	4.0	1.0	1040	$1,250	$1.20	43d	1	1.23mi
500 Delmar Ave Unit 502 Akron, OH	2.0	1.0	1000	$775	$0.78	23d	1	1.36mi
624 Garfield St Akron, OH	2.0	1.0	696	$925	$1.33	21d	1	1.44mi
1059 Jean Ave Akron, OH	3.0	1.0	1012	$1,300	$1.28	43d	1	1.49mi

Listing history 15 events

1. 2026-03-28
   status Pending
2. 2026-03-15
   listed $72,000 Active
3. 2021-06-08
   soldstatus $96,500
4. 2021-06-07
   soldstatus $96,500 Closed 246-char remark

   Show marketing remark (246 chars)

   Very nice 3 bed 1 bath on a quiet and well maintained street in North Hill. New carpet and fresh paint throughout. The kitchen features a stainless steel fridge and range. Washer and dryer to stay. Home has no garage but does have a walk in shed.

5. 2021-05-27
   status Pending 246-char remark

   Show marketing remark (246 chars)

   Very nice 3 bed 1 bath on a quiet and well maintained street in North Hill. New carpet and fresh paint throughout. The kitchen features a stainless steel fridge and range. Washer and dryer to stay. Home has no garage but does have a walk in shed.

6. 2021-04-30
   historical Contingent 246-char remark

   Show marketing remark (246 chars)

   Very nice 3 bed 1 bath on a quiet and well maintained street in North Hill. New carpet and fresh paint throughout. The kitchen features a stainless steel fridge and range. Washer and dryer to stay. Home has no garage but does have a walk in shed.

7. 2021-04-27
   listed $96,500 Active 246-char remark

   Show marketing remark (246 chars)

   Very nice 3 bed 1 bath on a quiet and well maintained street in North Hill. New carpet and fresh paint throughout. The kitchen features a stainless steel fridge and range. Washer and dryer to stay. Home has no garage but does have a walk in shed.

8. 2011-07-11
   soldstatus $18,500 332-char remark

   Show marketing remark (332 chars)

   * * * This is a HomePath Property. Nice 2 story home with an open porch in the front with a view of the neighborhood. All bedrooms are on the second floor. Home has great potential! Close by October 31, 2011 and receive up to 3.5% of the final sales price to be used for closing cost assistance! Eligibility restrictions apply. .

9. 2011-02-04
   listed $19,900 332-char remark

   Show marketing remark (332 chars)

   * * * This is a HomePath Property. Nice 2 story home with an open porch in the front with a view of the neighborhood. All bedrooms are on the second floor. Home has great potential! Close by October 31, 2011 and receive up to 3.5% of the final sales price to be used for closing cost assistance! Eligibility restrictions apply. .

10. 2000-05-10
    historical
11. 1999-11-10
    listed $79,700
12. 1991-08-30
    soldstatus $35,800
13. 1991-08-23
    historical
14. 1991-02-27
    listed $38,500
15. 1988-09-16
    soldstatus $31,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,184
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$2,095
• Taxable income: $4,347
• Est. tax owed @ 24.0%: −$1,043
• After-tax cash flow: $4,191/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

+125.7% since first listed

15 events — show timeline

• 2026-03-28 Pending — MLSNOW
• 2026-03-15 Listed $72,000 MLSNOW
• 2021-06-08 Sold (Public Records) $96,500 Public Records
• 2021-06-07 Sold (MLS) $96,500 MLSNOW
• 2021-05-27 Pending — MLSNOW
• 2021-04-30 Contingent — MLSNOW
• 2021-04-27 Listed $96,500 MLSNOW
• 2011-07-11 Sold (MLS) $18,500 MLSNOW
• 2011-02-04 Listed $19,900 MLSNOW
• 2000-05-10 Listing Removed — MLSNOW
• 1999-11-10 Listed $79,700 MLSNOW
• 1991-08-30 Sold (Public Records) $35,800 Public Records
• 1991-08-23 Listing Removed — MLSNOW
• 1991-02-27 Listed $38,500 MLSNOW
• 1988-09-16 Sold (Public Records) $31,900 Public Records

Property tax history

+17.8%/yr

Latest (2025): $8,456 · +232.1% YoY. Source: county tax records.