13 Alfaretta Ave · Akron, OH 44310

$134,900

3 bd · 2.0 ba · 1,558 sqft · SingleFamily public records · 20 Days on market

Built 1916 4,321 sqft lot Est $153k · 12% under

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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 +14.8/30.0
• ARV discount +12.7/15.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• 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

Investor Special with Newer Mechanics! Welcome to this spacious 3-bedroom, 1.5 -bath Colonial nestled in the heart of Akron’s Myers neighborhood. Built in 1916, this classic home offers 1,558 sq. ft. of living space with timeless character and plenty of room to make it your own. The main level features generous living and dining areas filled with natural light, along with a functional kitchen layout ready for your updates. Upstairs, you’ll find three comfortable bedrooms and a full bath, while the basement includes an additional full bath and convenient laundry area. This property offers newer major mechanics, including a furnace and hot water tank, providing a solid start for your renovation or investment plans. Exterior highlights include a detached 1-car garage, full basement, and durable aluminum and vinyl siding. With forced-air heat, public utilities, and a manageable 0.10-acre lot, this home combines solid fundamentals with great potential—perfect for first-time buyers, investors, or anyone looking to add value with cosmetic improvements. Bring your vision and restore the charm of this Akron classic!

Key facts

• Updated kitchen
• Conveniently located
• 4,321 sq ft lot

Tags

• UPDATED KITCHEN
• DETACHED 2 CAR GARAGE
• CENTRAL AIR CONDITIONING
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway and off-street parking
• Utilities: Public water; Public sewer
• Home design: 3 stories; Vinyl siding exterior; Block foundation
• Construction: Built (year per public records); Asphalt roof
• Exterior features: Public lot records indicate approximately 0.0992 acres

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Total of 8 rooms (bedrooms included)
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Updated/remodeled condition; Full basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $37 ($438/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (10.8% below list).
• Recommended offer: $120k (10.8% below list) — sets the bar for 1% rule.

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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 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 $933 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

• It's been on market 20 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 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 $68k; list at $135k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,330 (10.8% below list)

Questions for the listing agent

1. Built in 1916 — 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. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $152,684
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 W Salome Ave	0.14mi	3/1.0	1,570 (+1%)	2mo	$60,000	$38	87
804 Carpenter St	0.28mi	3/1.5	1,580 (+1%)	2mo	$155,000	$98	80
49 W Salome Ave	0.17mi	4/1.0 (+1)	1,588 (+2%)	2mo	$95,000	$60	79
533 Cuyahoga St	0.55mi	3/1.0	1,544 (-1%)	4mo	$113,000	$73	66
717 Columbia Ave	0.66mi	3/2.5	1,572 (+1%)	1mo	$163,000	$104	65
81 E Dalton St	0.20mi	2/1.0 (-1)	1,373 (-12%)	2mo	$112,000	$82	60
1076 Chalker St	0.36mi	4/1.5 (+1)	1,427 (-8%)	5mo	$165,000	$116	58
1203 N Main St	0.65mi	3/1.5	1,453 (-7%)	4mo	$82,000	$56	53
1172 Woodward Ave	0.64mi	3/1.0	1,471 (-6%)	5mo	$170,000	$116	53
230 Helen Ave	0.48mi	4/1.5 (+1)	1,390 (-11%)	1mo	$154,000	$111	52
355 Cuyahoga St	0.74mi	3/1.5	1,696 (+9%)	3mo	$130,000	$77	46
462 Spaulding St	0.69mi	3/2.5	1,332 (-14%)	2mo	$159,000	$119	40

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: -12.5%
• Equity multiple: 0.54×
• Total profit: $-17,283
• Equity at exit: $20,114

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-2,471
• Equity at exit: $11,664

Cash invested: $37,772 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,203 high
• Mortgage (P&I): −$707
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $37

Break-even live

Break-even rent $1,157

Max offer price $134,900

Occupancy floor 92%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
835 Carlysle St Akron, OH	3.0	1.0	1152	$1,250	$1.09	43d	1	0.21mi
805 Carpenter St Akron, OH	3.0	1.0	1056	$1,100	$1.04	23d	1	0.28mi
674 Thayer St #676 Akron, OH	2.0	1.0	1208	$795	$0.66	43d	1	0.54mi
674 Thayer St Unit 674 Akron, OH	2.0	1.0	1208	$825	$0.68	43d	1	0.54mi
15 W York St Akron, OH	2.0	1.5	1178	$1,150	$0.98	14d	1	0.68mi
15 W York St Akron, OH	3.0	1.0	1178	$1,150	$0.98	21d	1	0.68mi
570 Dayton St Akron, OH	3.0	1.0	1140	$1,350	$1.18	14d	1	0.74mi
559 Dayton St Akron, OH	3.0	1.0	1200	$1,200	$1.00	43d	1	0.76mi
1358 N Howard St Akron, OH	4.0	2.0	2100	$1,800	$0.86	13d	1	0.82mi
649 Patterson Ave Unit B Akron, OH	3.0	1.0	1200	$900	$0.75	43d	1	0.82mi
1180 Murray Ave Akron, OH	3.0	2.0	1340	$1,175	$0.88	21d	1	0.84mi
265 Cranz Pl Akron, OH	4.0	1.0	1376	$1,300	$0.94	43d	1	0.88mi

Listing history 8 events

1. 2026-04-16
   status Pending
2. 2026-04-09
   price $134,900
3. 2026-03-27
   listed $139,900 Active
4. 2025-12-19
   soldstatus $67,500 Closed 1143-char remark

   Show marketing remark (1143 chars)

   Investor Special with Newer Mechanics! Welcome to this spacious 3-bedroom, 1.5 -bath Colonial nestled in the heart of Akron’s Myers neighborhood. Built in 1916, this classic home offers 1,558 sq. ft. of living space with timeless character and plenty of room to make it your own. The main level features generous living and dining areas filled with natural light, along with a functional kitchen layout ready for your updates. Upstairs, you’ll find three comfortable bedrooms and a full bath, while the basement includes an additional full bath and convenient laundry area. This property offers newer major mechanics, including a furnace and hot water tank, providing a solid start for your renovation or investment plans. Exterior highlights include a detached 1-car garage, full basement, and durable aluminum and vinyl siding. With forced-air heat, public utilities, and a manageable 0.10-acre lot, this home combines solid fundamentals with great potential—perfect for first-time buyers, investors, or anyone looking to add value with cosmetic improvements. Bring your vision and restore the charm of this Akron classic!

5. 2025-11-25
   historical Contingent 1143-char remark

   Show marketing remark (1143 chars)

   Investor Special with Newer Mechanics! Welcome to this spacious 3-bedroom, 1.5 -bath Colonial nestled in the heart of Akron’s Myers neighborhood. Built in 1916, this classic home offers 1,558 sq. ft. of living space with timeless character and plenty of room to make it your own. The main level features generous living and dining areas filled with natural light, along with a functional kitchen layout ready for your updates. Upstairs, you’ll find three comfortable bedrooms and a full bath, while the basement includes an additional full bath and convenient laundry area. This property offers newer major mechanics, including a furnace and hot water tank, providing a solid start for your renovation or investment plans. Exterior highlights include a detached 1-car garage, full basement, and durable aluminum and vinyl siding. With forced-air heat, public utilities, and a manageable 0.10-acre lot, this home combines solid fundamentals with great potential—perfect for first-time buyers, investors, or anyone looking to add value with cosmetic improvements. Bring your vision and restore the charm of this Akron classic!

6. 2025-11-21
   status Active 1143-char remark

   Show marketing remark (1143 chars)

   Investor Special with Newer Mechanics! Welcome to this spacious 3-bedroom, 1.5 -bath Colonial nestled in the heart of Akron’s Myers neighborhood. Built in 1916, this classic home offers 1,558 sq. ft. of living space with timeless character and plenty of room to make it your own. The main level features generous living and dining areas filled with natural light, along with a functional kitchen layout ready for your updates. Upstairs, you’ll find three comfortable bedrooms and a full bath, while the basement includes an additional full bath and convenient laundry area. This property offers newer major mechanics, including a furnace and hot water tank, providing a solid start for your renovation or investment plans. Exterior highlights include a detached 1-car garage, full basement, and durable aluminum and vinyl siding. With forced-air heat, public utilities, and a manageable 0.10-acre lot, this home combines solid fundamentals with great potential—perfect for first-time buyers, investors, or anyone looking to add value with cosmetic improvements. Bring your vision and restore the charm of this Akron classic!

7. 2025-11-10
   status Pending 1143-char remark

   Show marketing remark (1143 chars)

   Investor Special with Newer Mechanics! Welcome to this spacious 3-bedroom, 1.5 -bath Colonial nestled in the heart of Akron’s Myers neighborhood. Built in 1916, this classic home offers 1,558 sq. ft. of living space with timeless character and plenty of room to make it your own. The main level features generous living and dining areas filled with natural light, along with a functional kitchen layout ready for your updates. Upstairs, you’ll find three comfortable bedrooms and a full bath, while the basement includes an additional full bath and convenient laundry area. This property offers newer major mechanics, including a furnace and hot water tank, providing a solid start for your renovation or investment plans. Exterior highlights include a detached 1-car garage, full basement, and durable aluminum and vinyl siding. With forced-air heat, public utilities, and a manageable 0.10-acre lot, this home combines solid fundamentals with great potential—perfect for first-time buyers, investors, or anyone looking to add value with cosmetic improvements. Bring your vision and restore the charm of this Akron classic!

8. 2025-10-31
   listed $79,900 Active 1143-char remark

   Show marketing remark (1143 chars)

   Investor Special with Newer Mechanics! Welcome to this spacious 3-bedroom, 1.5 -bath Colonial nestled in the heart of Akron’s Myers neighborhood. Built in 1916, this classic home offers 1,558 sq. ft. of living space with timeless character and plenty of room to make it your own. The main level features generous living and dining areas filled with natural light, along with a functional kitchen layout ready for your updates. Upstairs, you’ll find three comfortable bedrooms and a full bath, while the basement includes an additional full bath and convenient laundry area. This property offers newer major mechanics, including a furnace and hot water tank, providing a solid start for your renovation or investment plans. Exterior highlights include a detached 1-car garage, full basement, and durable aluminum and vinyl siding. With forced-air heat, public utilities, and a manageable 0.10-acre lot, this home combines solid fundamentals with great potential—perfect for first-time buyers, investors, or anyone looking to add value with cosmetic improvements. Bring your vision and restore the charm of this Akron classic!

ⓘ 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: $1,805 · $150/mo
• Projected year-2 tax: $1,955 · $163/mo
• Expected delta: +$150/yr (+$12/mo · 8.3%)

ⓘ 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 ≥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: $14,440
• − Mortgage interest: −$7,556
• − Property taxes: −$1,805
• − Insurance: −$674
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$3,924
• Taxable loss: −$1,831
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $878/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

+68.8% since first listed

8 events — show timeline

• 2026-04-16 Pending — MLSNOW
• 2026-04-09 Price Changed $134,900 MLSNOW
• 2026-03-27 Listed $139,900 MLSNOW
• 2025-12-19 Sold (MLS) $67,500 MLSNOW
• 2025-11-25 Contingent — MLSNOW
• 2025-11-21 Relisted — MLSNOW
• 2025-11-10 Pending — MLSNOW
• 2025-10-31 Listed $79,900 MLSNOW

Property tax history

+3.6%/yr

Latest (2025): $1,805 · +105.0% YoY. Source: county tax records.