877 Hammel St · Akron, OH 44306

$123,000

3 bd · 1.5 ba · 1,216 sqft · SingleFamily public records · 97 Days on market

Built 1924 4,068 sqft lot $101/sqft · 69% above area

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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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look at this fully renovated gem in South Akron! This Turnkey, tenant-occupied investment property is ready for a new owner! Tenant pays $1300/month plus gas/electric. This Colonial features over 1200 square feet of living space. Enclosed front porch welcomes you into the living room, and formal dining room is nicely sized and allows for great natural light! Kitchen is spacious with an additional dinette area and a half bath on main level for convenience. Spacious basement, lots of storage and room for extra recreational use, 2 car detached garage, nice concrete driveway and partially fenced in backyard! Updates include: Roof and all mechanics under 10 years, 4 years Hot Water Tank, all interior paint, ALL Newer Exterior paint done on the home, carpet, all ceilings redone, light fixtures, Full bathroom renovated, Kitchen fully renovated, basement drylock and painted. No showings until contract/tenant occupied/present offer contingent on walk thru/and inspection etc. Close to freeway access, parks, shopping, restaurants, hospitals and more! This will not last long, reach out to listing agent directly with questions.

Key facts

• Fully renovated
• Formal dining room
• Spacious kitchen

Tags

• FULLY RENOVATED
• ENCLOSED FRONT PORCH
• FORMAL DINING ROOM
• SPACIOUS KITCHEN
• HALF BATH ON MAIN LEVEL
• SPACIOUS BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $112k (9.0% below list) — sets the bar for market timing.

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); 71 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); 55% 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 $850 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 35y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,930 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (median comp): $72,844
• List price: $123,000
• Delta: 68.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
884 Lovers Ln	0.30mi	3/1.0	1,149 (-6%)	1mo	$90,000	$78	74
521 E Archwood Ave	0.57mi	3/1.0	1,216 (0%)	2mo	$73,500	$60	70
485 E Archwood Ave	0.61mi	3/1.0	1,204 (-1%)	1mo	$101,000	$84	67
1212 Tulip St	0.59mi	3/1.0	1,236 (+2%)	2mo	$114,000	$92	66
591 Hedden Ave	0.72mi	3/1.0	1,224 (+1%)	2mo	$63,500	$52	62
1281 Neptune Ave	0.61mi	3/2.0	1,172 (-4%)	2mo	$120,000	$102	62
885 Brown St	0.46mi	4/2.0 (+1)	1,280 (+5%)	2mo	$93,500	$73	61
870 E Archwood Ave	0.61mi	3/1.0	1,088 (-10%)	2mo	$123,000	$113	51
390 Cole Ave	0.66mi	3/1.0	1,104 (-9%)	2mo	$110,000	$100	50
1100 Beardsley St	0.58mi	3/1.0	1,075 (-12%)	2mo	$107,000	$100	50
1240 Tulip St	0.63mi	2/1.5 (-1)	1,107 (-9%)	2mo	$135,000	$122	49
871 N Firestone Blvd	0.73mi	3/1.0	1,107 (-9%)	1mo	$74,000	$67	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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.80×
• Total profit: $-6,762
• Equity at exit: $18,340

10-year hold

• IRR: 9.5%
• Equity multiple: 1.89×
• Total profit: $30,671
• Equity at exit: $10,635

Cash invested: $34,440 (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: 71
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$645
• Tax from tax record: −$172 /mo · $2,063/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $111

Break-even live

Break-even rent $1,099

Max offer price $123,000

Occupancy floor 86%

Sensitivity live

Price	-10% $181	-5% $146	+0% $111	+5% $77	+10% $42
Rent	-10% $13	-5% $62	+0% $111	+5% $160	+10% $209
Rate	-1.0pp $173	-0.5pp $143	base $111	+0.5pp $80	+1.0pp $47

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	45d	1	0.19mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	24d	1	0.19mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	45d	1	0.25mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	45d	1	0.25mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	45d	1	0.28mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	45d	1	0.33mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	45d	1	0.35mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	15d	1	0.42mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	24d	1	0.43mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	15d	1	0.46mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	45d	1	0.49mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	0.50mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	45d	1	0.53mi
1005 Pardee Ave Akron, OH	2.0	1.0	862	$1,025	$1.19	45d	1	0.56mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	45d	1	0.56mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	45d	1	0.56mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	45d	1	0.59mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	24d	1	0.60mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	15d	1	0.61mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	45d	1	0.74mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	45d	1	0.75mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	24d	1	0.76mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	22d	1	0.78mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	45d	1	0.80mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	15d	1	0.81mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	45d	1	0.83mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	45d	1	0.84mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	24d	1	0.85mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	15d	1	0.85mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$1,174	$1.03	15d	1	0.86mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	45d	1	0.91mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	24d	1	0.91mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	0.95mi
920 Clement St Akron, OH	2.0	1.0	940	$995	$1.06	15d	1	0.98mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	24d	1	0.99mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	45d	1	1.00mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	45d	1	1.00mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	45d	1	1.01mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	45d	1	1.01mi
467 Spicer St Akron, OH	2.0	1.0	800	$915	$1.14	24d	1	1.02mi

Listing history 26 events

1. 2026-06-21
   days on market $123,000 Active 97 DOM
2. 2026-06-18
   days on market $123,000 Active 94 DOM
3. 2026-06-17
   days on market $123,000 Active 93 DOM
4. 2026-06-16
   pricedays on market $123,000 Active 92 DOM
5. 2026-06-15
   days on market $125,000 Active 91 DOM
6. 2026-06-14
   days on market $125,000 Active 89 DOM
7. 2026-06-13
   days on market $125,000 Active 88 DOM
8. 2026-06-10
   days on market $125,000 Active 86 DOM
9. 2026-06-09
   days on market $125,000 Active 85 DOM
10. 2026-06-08
    days on market $125,000 Active 84 DOM
11. 2026-06-07
    days on market $125,000 Active 83 DOM
12. 2026-06-05
    days on market $125,000 Active 80 DOM
13. 2026-06-03
    days on market $125,000 Active 79 DOM
14. 2026-06-02
    days on market $125,000 Active 78 DOM
15. 2026-06-01
    days on market $125,000 Active 77 DOM
16. 2026-05-31
    days on market $125,000 Active 76 DOM
17. 2026-05-31
    days on market $125,000 Active 75 DOM
18. 2026-05-14
    price $129,000 1132-char remark

    Show marketing remark (1132 chars)

    Look at this fully renovated gem in South Akron! This Turnkey, tenant-occupied investment property is ready for a new owner! Tenant pays $1300/month plus gas/electric. This Colonial features over 1200 square feet of living space. Enclosed front porch welcomes you into the living room, and formal dining room is nicely sized and allows for great natural light! Kitchen is spacious with an additional dinette area and a half bath on main level for convenience. Spacious basement, lots of storage and room for extra recreational use, 2 car detached garage, nice concrete driveway and partially fenced in backyard! Updates include: Roof and all mechanics under 10 years, 4 years Hot Water Tank, all interior paint, ALL Newer Exterior paint done on the home, carpet, all ceilings redone, light fixtures, Full bathroom renovated, Kitchen fully renovated, basement drylock and painted. No showings until contract/tenant occupied/present offer contingent on walk thru/and inspection etc. Close to freeway access, parks, shopping, restaurants, hospitals and more! This will not last long, reach out to listing agent directly with questions.

19. 2026-03-16
    listed $130,000 Active 1132-char remark

    Show marketing remark (1132 chars)

    Look at this fully renovated gem in South Akron! This Turnkey, tenant-occupied investment property is ready for a new owner! Tenant pays $1300/month plus gas/electric. This Colonial features over 1200 square feet of living space. Enclosed front porch welcomes you into the living room, and formal dining room is nicely sized and allows for great natural light! Kitchen is spacious with an additional dinette area and a half bath on main level for convenience. Spacious basement, lots of storage and room for extra recreational use, 2 car detached garage, nice concrete driveway and partially fenced in backyard! Updates include: Roof and all mechanics under 10 years, 4 years Hot Water Tank, all interior paint, ALL Newer Exterior paint done on the home, carpet, all ceilings redone, light fixtures, Full bathroom renovated, Kitchen fully renovated, basement drylock and painted. No showings until contract/tenant occupied/present offer contingent on walk thru/and inspection etc. Close to freeway access, parks, shopping, restaurants, hospitals and more! This will not last long, reach out to listing agent directly with questions.

20. 2024-01-29
    soldstatus $451,500
21. 2020-04-16
    historical
22. 2020-02-26
    listed $54,900 Active
23. 2019-10-04
    soldstatus $190,000
24. 1991-07-26
    historical
25. 1991-01-07
    listed $37,900
26. 1984-08-10
    soldstatus $30,600

ⓘ 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: $2,063 · $172/mo
• Projected year-2 tax: $2,063 · $172/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 ≥96°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: $14,880
• − Mortgage interest: −$6,890
• − Property taxes: −$2,063
• − Insurance: −$615
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$3,578
• Taxable loss: −$647
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $1,492/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

+321.6% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $129,000 MLSNOW
• 2026-03-16 Listed $130,000 MLSNOW
• 2024-01-29 Sold (Public Records) $451,500 Public Records
• 2020-04-16 Listing Removed — MLSNOW
• 2020-02-26 Listed $54,900 MLSNOW
• 2019-10-04 Sold (Public Records) $190,000 Public Records
• 1991-07-26 Listing Removed — MLSNOW
• 1991-01-07 Listed $37,900 MLSNOW
• 1984-08-10 Sold (Public Records) $30,600 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,063 · +32.1% YoY. Source: county tax records.