1646 Ottawa Ave · Akron, OH 44305

$129,900

3 bd · 1.0 ba · 1,454 sqft · SingleFamily public records · 13 Days on market

Built 1920 7,021 sqft lot Est $142k · 9% under

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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 +20.4/30.0
• ARV discount +11.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice spacious Colonial in Goodyear Heights. Nice covered front porch. Many updates including waterproofed basement, HWT '09, furnace/AC and roof approximately '97, glass block windows. Home is being well maintained. Please try and give 24 hour notice due to owners work schedule. All offers subject to bank approval. Bank is ready to move this one. Should go quickly.

Key facts

• Quiet corner lot
• Remodeled main floor
• Generous closets

Tags

• QUIET CORNER LOT
• REMODELED MAIN FLOOR
• TILED BATHROOM
• ABUNDANCE OF STORAGE
• GENEROUS CLOSETS

Property features AI

Finance

• Other: Above-grade finished area reported as 1,454 (per assessor); Lot size approximately 0.1612 acres (assessor)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story brick home; Built according to public records
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Shed(s) on property

Interior

• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air gas heating
• Interior features: Updated/remodeled condition; Full basement; 1 fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

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 (+4.5%/yr); 101 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 32% of the median local income ($53k/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 $898 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 33y 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.
• Current owner paid $35k; list at $130k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1920 — 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: 1.08% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $142,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
465 Saint Leger Ave	0.07mi	3/1.0	1,412 (-3%)	3mo	$122,500	$87	90
1591 Pilgrim St	0.35mi	3/1.5	1,408 (-3%)	2mo	$122,000	$87	75
470 Sumatra Ave	0.12mi	3/2.0	1,617 (+11%)	0mo	$161,600	$100	71
601 Saint Leger Ave	0.20mi	2/1.0 (-1)	1,316 (-10%)	1mo	$125,000	$95	69
1438 Newton St	0.56mi	4/1.0 (+1)	1,429 (-2%)	2mo	$90,000	$63	65
583 Sumatra Ave	0.22mi	3/1.0	1,254 (-14%)	4mo	$160,000	$128	63
1442 Hillside Ter	0.52mi	3/1.5	1,533 (+5%)	3mo	$70,000	$46	62
1601 Tonawanda Ave	0.19mi	3/2.0	1,235 (-15%)	1mo	$149,900	$121	61
2211 Goodyear Blvd	0.71mi	3/1.0	1,372 (-6%)	1mo	$135,000	$98	57
1604 Hampton Rd	0.63mi	3/1.0	1,348 (-7%)	4mo	$132,500	$98	55
1837 Marks Ave	0.67mi	3/2.0	1,330 (-8%)	3mo	$156,000	$117	48
1726 Shaw Ave	0.68mi	4/1.0 (+1)	1,248 (-14%)	4mo	$120,000	$96	36

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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-8,101
• Equity at exit: $19,369

10-year hold

• IRR: 5.6%
• Equity multiple: 1.44×
• Total profit: $16,156
• Equity at exit: $11,231

Cash invested: $36,372 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$681
• Tax from tax record: −$209 /mo · $2,513/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $168

Break-even live

Break-even rent $1,196

Max offer price $129,900

Occupancy floor 83%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1598 Pilgrim St Akron, OH	3.0	1.0	1352	$1,550	$1.15	44d	1	0.38mi
248 Malacca St Akron, OH	3.0	2.0	1854	$1,350	$0.73	44d	1	0.56mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	23d	1	0.58mi
589 Eastland Ave Akron, OH	3.0	1.5	1345	$1,300	$0.97	44d	1	0.67mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	44d	1	0.68mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	14d	1	0.74mi
1395 Goodyear Blvd Akron, OH	3.0	1.5	1542	$1,450	$0.94	44d	1	0.74mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	44d	1	0.83mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	14d	1	0.86mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	23d	1	0.89mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	44d	1	1.02mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	23d	1	1.06mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	44d	1	1.06mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	44d	1	1.09mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	44d	1	1.39mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	23d	1	1.40mi

Listing history 12 events

1. 2026-06-18
   days on market $129,900 Active 13 DOM
2. 2026-06-17
   status $129,900 Active 12 DOM
3. 2026-06-17
   days on market $129,900 Contingent 12 DOM
4. 2026-06-16
   days on market $129,900 Contingent 11 DOM
5. 2026-06-15
   days on market $129,900 Contingent 10 DOM
6. 2026-06-14
   days on market $129,900 Contingent 8 DOM
7. 2026-06-13
   days on market $129,900 Contingent 7 DOM
8. 2026-06-10
   days on market $129,900 Contingent 5 DOM
9. 2026-06-09
   statusdays on market $129,900 Contingent 4 DOM
10. 2026-06-08
    days on market $129,900 Active 3 DOM
11. 2026-06-07
    remarks 571-char remark
12. 2026-06-07
    listed $129,900 Active 2 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: $2,513 · $209/mo
• Projected year-2 tax: $2,513 · $209/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: $16,909
• − Mortgage interest: −$7,276
• − Property taxes: −$2,513
• − Insurance: −$650
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$3,779
• Taxable loss: −$15
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $2,024/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): 21,103
• Household income: $52,768
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1021.0

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 0.57)
• Race & ethnicity: White 62% Black 20% Two or more races 12% Asian 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · India, Philippines, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Other Indo-European 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: ▼ -140.39%
• Current HPI: 190.6223
• Rent YoY: ▲ 4.51%
• 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

+150.3% since first listed

15 events — show timeline

• 2026-06-05 Listed $129,900 MLSNOW
• 2012-01-06 Sold (Public Records) $35,000 Public Records
• 2012-01-06 Sold (MLS) $35,000 MLSNOW
• 2011-03-25 Listed $37,000 MLSNOW
• 2004-03-30 Sold (Public Records) $88,900 Public Records
• 2004-03-26 Sold (MLS) $88,900 MLSNOW
• 2004-01-12 Listed $87,900 MLSNOW
• 2002-09-30 Listing Removed — MLSNOW
• 2002-03-13 Listed $97,500 MLSNOW
• 1997-06-06 Sold (Public Records) $71,000 Public Records
• 1997-04-07 Listed $71,000 MLSNOW
• 1994-05-16 Sold (Public Records) $58,500 Public Records
• 1994-03-02 Listed $58,000 MLSNOW
• 1993-05-07 Sold (Public Records) $50,000 Public Records
• 1993-01-09 Listed $51,900 MLSNOW

Property tax history

+2.4%/yr

Latest (2025): $2,513 · -15.8% YoY. Source: county tax records.