1333 Kellogg Ave · Akron, OH 44314

$53,000

2 bd · 1.0 ba · 699 sqft · SingleFamily public records · 83 Days on market

Built 1914 4,800 sqft lot $76/sqft · 32% below area Est $78k · 32% 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 +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom, 1 bath, 699 sq ft home with a one car garage is the perfect opportunity for a first time homebuyer or an investor looking for a solid rental property. The home does need some work, but the layout, manageable size, and convenient garage make it a great canvas for updates. Kitchen has been updated With a little vision, a good cleaning and paint, this property will shine. Whether you are looking for a home to build equity or expand your rental portfolio, this home offers excellent potential at an affordable price. Tenant occupied - tenant is moving.

Key facts

• 4,800 sq ft lot
• Garage
• Built 1914

🏷️ Possibly a rental listed for sale. The $53,000 price doesn't fit this home's estimated sale value (~$77,939) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $35k (33.5% below list).
• Meets the 1% rule at list price ($969 rent vs $53k).
• Recommended offer: $35k (33.5% below list) — sets the bar for cash-flow.
• Cap rate 14.4% 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.
• Zoned schools: Innes Community Learning Center (math 8% / reading 15%, grade F, #641 of 654 statewide, top 98%, 641 students, 0% FRL); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 46% at this address vs 26% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 104 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $366 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.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $7k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,254 (33.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.83% ✓
• Cap rate: 14.44%
• Cash-on-cash: 29.11%
• DSCR: 2.30
• GRM: 4.6

CMA / ARV

• ARV (median comp): $77,939
• List price: $53,000
• Delta: -32.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1282 Kellogg Ave	0.10mi	2/1.0	750 (+7%)	4mo	$75,000	$100	79
1214 Chester Ave	0.44mi	2/1.0	716 (+2%)	15mo	$80,000	$112	63
1210 Chester Ave	0.45mi	2/1.0	686 (-2%)	17mo	$117,000	$171	62
1515 Grand Blvd	0.74mi	2/1.0	714 (+2%)	4mo	$107,000	$150	58
2217 Kimball Ct	0.43mi	2/1.0	782 (+12%)	10mo	$83,000	$106	52
1188 Harpster Ave	0.29mi	2/1.5	780 (+12%)	16mo	$85,000	$109	52

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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: -26.8%
• Equity multiple: 0.07×
• Total profit: $-13,769
• Equity at exit: $7,902

10-year hold

• IRR: -16.2%
• Equity multiple: -0.02×
• Total profit: $-15,176
• Equity at exit: $4,582

Cash invested: $14,840 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $969 high
• Mortgage (P&I): −$278
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$22
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-100

Break-even live

Break-even rent $1,097

Max offer price $35,254

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-85	+0% $-100	+5% $-115	+10% $-130
Rent	-10% $-177	-5% $-139	+0% $-100	+5% $-62	+10% $-24
Rate	-1.0pp $-74	-0.5pp $-87	base $-100	+0.5pp $-114	+1.0pp $-128

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1192 Harpster Ave Akron, OH	1.0	1.0	684	$868	$1.27	16d	1	0.25mi
2569 Romig Rd Unit 2597-1N Akron, OH	1.0	1.0	675	$925	$1.37	16d	1	0.31mi
1035 Chester Ave Akron, OH	2.0	1.0	624	$900	$1.44	16d	1	0.59mi
1035 Chester Ave Unit 1 Akron, OH	2.0	1.0	624	$900	$1.44	25d	1	0.59mi
2047 20th St SW Akron, OH	2.0	1.0	624	$695	$1.11	25d	1	0.60mi
1889 Vernon Odom Blvd Akron, OH	1.0–2.0	1.0–2.0	800	$1,310	$1.64	16d	1	1.27mi
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	25d	1	1.33mi
2264 5th St SW Unit 2266 Akron, OH	2.0	1.0	676	$750	$1.11	16d	1	1.35mi
2266 5th St SW Akron, OH	2.0	1.0	676	$750	$1.11	16d	1	1.35mi

Listing history 29 events

1. 2026-06-21
   days on market $53,000 Active 83 DOM
2. 2026-06-18
   days on market $53,000 Active 80 DOM
3. 2026-06-17
   days on market $53,000 Active 79 DOM
4. 2026-06-16
   days on market $53,000 Active 78 DOM
5. 2026-06-15
   days on market $53,000 Active 77 DOM
6. 2026-06-14
   days on market $53,000 Active 75 DOM
7. 2026-06-13
   days on market $53,000 Active 74 DOM
8. 2026-06-10
   days on market $53,000 Active 72 DOM
9. 2026-06-09
   days on market $53,000 Active 71 DOM
10. 2026-06-08
    days on market $53,000 Active 70 DOM
11. 2026-06-07
    days on market $53,000 Active 69 DOM
12. 2026-06-05
    days on market $53,000 Active 66 DOM
13. 2026-06-03
    days on market $53,000 Active 65 DOM
14. 2026-06-02
    days on market $53,000 Active 64 DOM
15. 2026-06-01
    days on market $53,000 Active 63 DOM
16. 2026-05-31
    days on market $53,000 Active 62 DOM
17. 2026-05-31
    days on market $53,000 Active 61 DOM
18. 2026-05-09
    price $53,000 569-char remark

    Show marketing remark (569 chars)

    This 2 bedroom, 1 bath, 699 sq ft home with a one car garage is the perfect opportunity for a first time homebuyer or an investor looking for a solid rental property. The home does need some work, but the layout, manageable size, and convenient garage make it a great canvas for updates. Kitchen has been updated With a little vision, a good cleaning and paint, this property will shine. Whether you are looking for a home to build equity or expand your rental portfolio, this home offers excellent potential at an affordable price. Tenant occupied - tenant is moving.

19. 2026-04-22
    price $58,900 569-char remark

    Show marketing remark (569 chars)

    This 2 bedroom, 1 bath, 699 sq ft home with a one car garage is the perfect opportunity for a first time homebuyer or an investor looking for a solid rental property. The home does need some work, but the layout, manageable size, and convenient garage make it a great canvas for updates. Kitchen has been updated With a little vision, a good cleaning and paint, this property will shine. Whether you are looking for a home to build equity or expand your rental portfolio, this home offers excellent potential at an affordable price. Tenant occupied - tenant is moving.

20. 2026-03-30
    listed $59,900 Active 569-char remark

    Show marketing remark (569 chars)

    This 2 bedroom, 1 bath, 699 sq ft home with a one car garage is the perfect opportunity for a first time homebuyer or an investor looking for a solid rental property. The home does need some work, but the layout, manageable size, and convenient garage make it a great canvas for updates. Kitchen has been updated With a little vision, a good cleaning and paint, this property will shine. Whether you are looking for a home to build equity or expand your rental portfolio, this home offers excellent potential at an affordable price. Tenant occupied - tenant is moving.

21. 2025-04-01
    historical
22. 2025-02-27
    listed $65,000 Active
23. 2022-05-06
    soldstatus $50,000 Closed
24. 2022-05-06
    soldstatus $50,000
25. 2022-04-06
    status Pending
26. 2022-04-01
    listed $45,000 Active
27. 2018-09-21
    soldstatus $14,000 Sold
28. 2018-09-05
    status Pending
29. 2018-07-26
    listed $15,000 Active

ⓘ 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: $1,270 · $106/mo
• Projected year-2 tax: $1,270 · $106/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 6/10 Major FEMA zone AE · 52% 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,633
• − Mortgage interest: −$2,969
• − Property taxes: −$1,270
• − Insurance: −$5,790
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$1,542
• Taxable loss: −$1,799
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $-774/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): 17,885
• Household income: $47,468
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 975.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 16% Two or more races 12% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · India, Canada, Philippines
• Languages at home: 96% English-only · Chinese 2% Russian/Polish/Slavic 1% Spanish 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: ▼ -166.61%
• Current HPI: 151.066
• Rent YoY: ▲ 3.91%
• 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

+253.3% since first listed

12 events — show timeline

• 2026-05-09 Price Changed $53,000 MLSNOW
• 2026-04-22 Price Changed $58,900 MLSNOW
• 2026-03-30 Listed $59,900 MLSNOW
• 2025-04-01 Listing Removed — MLSNOW
• 2025-02-27 Listed $65,000 MLSNOW
• 2022-05-06 Sold (Public Records) $50,000 Public Records
• 2022-05-06 Sold (MLS) $50,000 MLSNOW
• 2022-04-06 Pending — MLSNOW
• 2022-04-01 Listed $45,000 MLSNOW
• 2018-09-21 Sold (MLS) $14,000 MLSNOW
• 2018-09-05 Pending — MLSNOW
• 2018-07-26 Listed $15,000 MLSNOW

Property tax history

+1.2%/yr

Latest (2025): $1,270 · +0.1% YoY. Source: county tax records.