1060 Yale St · Akron, OH 44301

$115,000

4 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 83 Days on market

Built 1918 5,719 sqft lot $74/sqft · 22% above area Est $94k · 22% over

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +6.8/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully updated 4-6 bedroom home close to downtown. With nearly 1,500 sq ft of living space, this home combines charm and modern updates. Enjoy peace of mind with brand new paint, flooring, updated kitchen and bath. The location couldn't be better-minutes from the highway. This home is truly a move in ready and waiting for you.

Key facts

• Updated bath
• New flooring
• New paint

Tags

• UPDATED KITCHEN
• UPDATED BATH
• NEW PAINT
• NEW FLOORING
• CLOSE TO DOWNTOWN
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 (+4.6%/yr); 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 ($51k/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 $795 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $36k; list at $115k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (median comp): $94,465
• List price: $115,000
• Delta: 21.74%
• 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
163 Russell Ave	0.36mi	5/1.0 (+1)	1,613 (+3%)	3mo	$99,000	$61	70
61 Shaefer St	0.07mi	3/2.0 (-1)	1,444 (-7%)	9mo	$100,900	$70	68
121 Lake St	0.24mi	3/1.5 (-1)	1,344 (-14%)	2mo	$130,000	$97	58
781 Amherst St	0.52mi	3/1.5 (-1)	1,436 (-8%)	1mo	$65,000	$45	55
281 Ira Ave	0.50mi	3/2.0 (-1)	1,541 (-1%)	15mo	$116,725	$76	53
1332 Highbrook St	0.55mi	4/1.5	1,402 (-10%)	3mo	$167,000	$119	53
842 Kenyon St	0.53mi	4/1.5	1,725 (+11%)	8mo	$110,200	$64	49
267 W Long St	0.45mi	3/1.5 (-1)	1,373 (-12%)	6mo	$75,000	$55	48
832 Yale St	0.41mi	5/1.5 (+1)	1,784 (+14%)	7mo	$123,000	$69	44
36 Cole Ave	0.53mi	5/1.0 (+1)	1,383 (-11%)	8mo	$101,000	$73	44
292 Lake St	0.52mi	3/1.5 (-1)	1,344 (-14%)	5mo	$71,000	$53	41
1355 Andrus St	0.72mi	3/1.0 (-1)	1,328 (-15%)	15mo	$52,000	$39	24

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $6,208
• Equity at exit: $17,147

10-year hold

• IRR: 15.7%
• Equity multiple: 2.37×
• Total profit: $43,988
• Equity at exit: $9,943

Cash invested: $32,200 (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 44301

• Home prices YoY: -25.7%
• Rents YoY: 4.6%
• Active inventory: 83
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$603
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $355

Break-even live

Break-even rent $912

Max offer price $115,000

Occupancy floor 69%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	43d	1	0.41mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	43d	1	0.53mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	0.58mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	43d	1	0.59mi
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	43d	1	0.68mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	43d	1	0.81mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.84mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	43d	1	0.89mi
949 Raymond St Akron, OH	5.0	1.0	1564	$1,150	$0.74	43d	1	0.90mi
78 E Mapledale Ave Akron, OH	4.0	1.5	1600	$1,500	$0.94	14d	1	0.90mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,600	$1.94	14d	14	0.92mi
768 Beardsley St Akron, OH	5.0	1.5	1714	$1,500	$0.88	14d	1	0.92mi
1289 Girard St Akron, OH	5.0	1.0	1119	$1,350	$1.21	43d	1	0.96mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	43d	1	0.97mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.97mi
450 Stanton Ave Akron, OH	3.0	2.0	1927	$1,425	$0.74	43d	1	0.98mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	43d	1	0.98mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	43d	1	0.99mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	43d	1	1.03mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	43d	1	1.04mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	43d	1	1.05mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	1.05mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	1.06mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	43d	1	1.06mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	1.11mi
497 Sumner St Akron, OH	5.0	2.0	1776	$1,295	$0.73	43d	1	1.15mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	43d	1	1.16mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	23d	1	1.20mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,871	$2.30	14d	54	1.22mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	43d	1	1.23mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	43d	1	1.24mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	23d	1	1.25mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	1.25mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	1.25mi
373 N Firestone Blvd Akron, OH	4.0	1.5	1590	$1,550	$0.97	43d	1	1.25mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,295	$1.55	14d	3	1.25mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	1.26mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	43d	1	1.26mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	43d	1	1.27mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	1.28mi

Listing history 21 events

1. 2026-06-18
   days on market $115,000 Active 83 DOM
2. 2026-06-17
   days on market $115,000 Active 82 DOM
3. 2026-06-16
   days on market $115,000 Active 81 DOM
4. 2026-06-15
   days on market $115,000 Active 80 DOM
5. 2026-06-14
   days on market $115,000 Active 78 DOM
6. 2026-06-13
   days on market $115,000 Active 77 DOM
7. 2026-06-10
   days on market $115,000 Active 75 DOM
8. 2026-06-09
   days on market $115,000 Active 74 DOM
9. 2026-06-08
   days on market $115,000 Active 73 DOM
10. 2026-06-07
    days on market $115,000 Active 72 DOM
11. 2026-06-05
    days on market $115,000 Active 69 DOM
12. 2026-06-03
    days on market $115,000 Active 68 DOM
13. 2026-06-02
    days on market $115,000 Active 67 DOM
14. 2026-06-01
    days on market $115,000 Active 66 DOM
15. 2026-05-31
    days on market $115,000 Active 65 DOM
16. 2026-05-31
    days on market $115,000 Active 64 DOM
17. 2026-04-27
    price $115,000 348-char remark

    Show marketing remark (348 chars)

    Step into this beautifully updated 4-6 bedroom home close to downtown. With nearly 1,500 sq ft of living space, this home combines charm and modern updates. Enjoy peace of mind with brand new paint, flooring, updated kitchen and bath. The location couldn't be better-minutes from the highway. This home is truly a move in ready and waiting for you.

18. 2026-04-04
    status Active 348-char remark

    Show marketing remark (348 chars)

    Step into this beautifully updated 4-6 bedroom home close to downtown. With nearly 1,500 sq ft of living space, this home combines charm and modern updates. Enjoy peace of mind with brand new paint, flooring, updated kitchen and bath. The location couldn't be better-minutes from the highway. This home is truly a move in ready and waiting for you.

19. 2026-03-26
    status Pending 348-char remark

    Show marketing remark (348 chars)

    Step into this beautifully updated 4-6 bedroom home close to downtown. With nearly 1,500 sq ft of living space, this home combines charm and modern updates. Enjoy peace of mind with brand new paint, flooring, updated kitchen and bath. The location couldn't be better-minutes from the highway. This home is truly a move in ready and waiting for you.

20. 2026-03-18
    listed $120,000 Active 348-char remark

    Show marketing remark (348 chars)

    Step into this beautifully updated 4-6 bedroom home close to downtown. With nearly 1,500 sq ft of living space, this home combines charm and modern updates. Enjoy peace of mind with brand new paint, flooring, updated kitchen and bath. The location couldn't be better-minutes from the highway. This home is truly a move in ready and waiting for you.

21. 1986-09-08
    soldstatus $35,950

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $1,316 · $110/mo
• Expected delta: +$478/yr (+$40/mo · 57.0%)

ⓘ 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 · 17 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: $16,342
• − Mortgage interest: −$6,442
• − Property taxes: −$838
• − Insurance: −$575
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$3,345
• Taxable income: $2,527
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $3,654/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): 13,668
• Household income: $51,321
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 446.0

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 0.63)
• Race & ethnicity: White 52% Black 30% Two or more races 11% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -74.09%
• Current HPI: 213.697
• Rent YoY: ▲ 4.62%
• 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

+219.9% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $115,000 MLSNOW
• 2026-04-04 Relisted — MLSNOW
• 2026-03-26 Pending — MLSNOW
• 2026-03-18 Listed $120,000 MLSNOW
• 1986-09-08 Sold (Public Records) $35,950 Public Records

Property tax history

-0.9%/yr

Latest (2025): $838 · -10.9% YoY. Source: county tax records.