70 S Adams St · Akron, OH 44304

$74,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 29 Days on market

Built 1903 1,542 sqft lot $56/sqft · 12% above area Est $77k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.5/15.0
• Appreciation +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to this spacious 3-bedroom, 1-bath single-family home in Akron, conveniently located just minutes from the University of Akron, major roadways, and interstate access; perfect for anyone seeking a central location. Offering over 1,500 square feet of living space, this home features an updated kitchen complete with range and refrigerator that will remain with the property, making it move-in ready. The generous layout provides comfortable living areas with plenty of room to spread out. Currently used as a rental, the property has a strong history of tenant-paid utilities, making it an excellent opportunity for investors looking to expand their portfolio. Currently leased at $800 a month. Whether you're searching for your next investment or a place to call home, this property offers flexibility, space, and a highly desirable location.

Key facts

• Central location
• Updated kitchen
• 1,542 sq ft lot

Tags

• UPDATED KITCHEN
• CENTRAL LOCATION
• COMFORTABLE LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: 17 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); 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 32% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($518 loan paydown + $561 appreciation (0.8% local appreciation)).
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $6k; list at $75k implies a 1148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1903 — 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: 1.50% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.14%
• DSCR: 1.99
• GRM: 5.6

CMA / ARV

• ARV (median comp): $76,552
• List price: $74,900
• Delta: -2.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Wise St	0.15mi	3/1.0	1,197 (-11%)	5mo	$80,000	$67	70
906 E Buchtel Ave	0.55mi	3/1.0	1,372 (+2%)	2mo	$22,000	$16	69
374 Gibbs Pl	0.64mi	3/1.0	1,350 (+0%)	8mo	$80,000	$59	62
508 Crouse St	0.52mi	4/2.0 (+1)	1,370 (+2%)	2mo	$62,500	$46	62
48 Franklin St	0.17mi	3/2.0	1,502 (+12%)	8mo	$80,000	$53	62
788 Excelsior Ave	0.34mi	4/1.5 (+1)	1,469 (+9%)	1mo	$166,000	$113	61
207 Denver St	0.56mi	4/1.0 (+1)	1,248 (-7%)	3mo	$102,000	$82	55
725 Excelsior Ave	0.25mi	4/3.0 (+1)	1,441 (+7%)	10mo	$83,250	$58	54
863 Bank St	0.58mi	3/1.0	1,226 (-9%)	6mo	$82,000	$67	54
846 Lee Dr	0.44mi	4/1.5 (+1)	1,433 (+7%)	9mo	$85,500	$60	54
895 Johnston St	0.58mi	3/1.0	1,248 (-7%)	10mo	$100,000	$80	53
248 Arch St	0.58mi	3/1.0	1,210 (-10%)	6mo	$85,000	$70	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.20×
• Total profit: $25,140
• Equity at exit: $24,598

10-year hold

• IRR: 26.9%
• Equity multiple: 4.18×
• Total profit: $66,606
• Equity at exit: $31,949

Cash invested: $20,972 (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 44304

• Home prices YoY: 0.4%
• Active inventory: 17
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,124 high
• Mortgage (P&I): −$393
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $387

Break-even live

Break-even rent $634

Max offer price $74,900

Occupancy floor 61%

Sensitivity live

Price	-10% $429	-5% $408	+0% $387	+5% $366	+10% $345
Rent	-10% $298	-5% $343	+0% $387	+5% $431	+10% $476
Rate	-1.0pp $425	-0.5pp $406	base $387	+0.5pp $368	+1.0pp $348

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	15d	1	0.07mi
545 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	900	$1,300	$1.44	44d	1	0.16mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	24d	1	0.35mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	24d	1	0.37mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	24d	1	0.42mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	15d	1	0.42mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	24d	1	0.43mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	44d	1	0.48mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	44d	1	0.54mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	24d	1	0.57mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	44d	1	0.59mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	44d	1	0.59mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	24d	1	0.62mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	44d	1	0.64mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	44d	1	0.65mi
455 Spicer St Akron, OH	2.0	1.0	1872	$975	$0.52	15d	1	0.67mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	44d	1	0.68mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	44d	1	0.71mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	24d	1	0.73mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	24d	1	0.74mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	44d	1	0.75mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	24d	1	0.78mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	24d	1	0.83mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	24d	1	0.84mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,085	$1.30	15d	3	0.87mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	44d	1	0.87mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	44d	1	0.89mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	44d	1	0.89mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	24d	1	0.95mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	24d	1	0.96mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	44d	1	1.01mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	44d	1	1.04mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	44d	1	1.06mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	1.12mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	44d	1	1.12mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	1.12mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$2,985	$2.49	24d	4	1.12mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	24d	1	1.13mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	15d	14	1.13mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	44d	1	1.15mi

Listing history 13 events

1. 2026-05-14
   status Active 850-char remark

   Show marketing remark (850 chars)

   Welcome to this spacious 3-bedroom, 1-bath single-family home in Akron, conveniently located just minutes from the University of Akron, major roadways, and interstate access; perfect for anyone seeking a central location. Offering over 1,500 square feet of living space, this home features an updated kitchen complete with range and refrigerator that will remain with the property, making it move-in ready. The generous layout provides comfortable living areas with plenty of room to spread out. Currently used as a rental, the property has a strong history of tenant-paid utilities, making it an excellent opportunity for investors looking to expand their portfolio. Currently leased at $800 a month. Whether you're searching for your next investment or a place to call home, this property offers flexibility, space, and a highly desirable location.

2. 2026-04-12
   historical $800
3. 2026-03-23
   listed $74,900 Active 850-char remark

   Show marketing remark (850 chars)

   Welcome to this spacious 3-bedroom, 1-bath single-family home in Akron, conveniently located just minutes from the University of Akron, major roadways, and interstate access; perfect for anyone seeking a central location. Offering over 1,500 square feet of living space, this home features an updated kitchen complete with range and refrigerator that will remain with the property, making it move-in ready. The generous layout provides comfortable living areas with plenty of room to spread out. Currently used as a rental, the property has a strong history of tenant-paid utilities, making it an excellent opportunity for investors looking to expand their portfolio. Currently leased at $800 a month. Whether you're searching for your next investment or a place to call home, this property offers flexibility, space, and a highly desirable location.

4. 2026-03-14
   listed $800
5. 2026-01-14
   historical $850
6. 2026-01-08
   price $850
7. 2025-12-16
   price $900
8. 2025-12-10
   listed $1,100
9. 2008-07-01
   soldstatus $6,000 72-char remark

   Show marketing remark (72 chars)

   Needs renovation. No plumbing. Sells as-is. Seller will make no repairs.

10. 2008-03-12
    listed $5,900 72-char remark

    Show marketing remark (72 chars)

    Needs renovation. No plumbing. Sells as-is. Seller will make no repairs.

11. 2007-03-20
    historical
12. 2006-12-20
    listed $71,000
13. 2006-04-05
    soldstatus $70,000

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $1,046 · $87/mo
• Expected delta: +$123/yr (+$10/mo · 13.3%)

ⓘ 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 · 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: $13,487
• − Mortgage interest: −$4,196
• − Property taxes: −$923
• − Insurance: −$374
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,179
• Taxable income: $3,657
• Est. tax owed @ 24.0%: −$878
• After-tax cash flow: $3,766/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): 4,000
• Household income: $41,763
• Rent vs Own: 92.5% rent · 7.5% own
• Severe rent burden: 349.0

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 0.61)
• Race & ethnicity: White 55% Black 27% Asian 8% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Russian 2% Subsaharan African 1%
• Foreign-born: 13% · China, Canada, Jamaica
• Languages at home: 84% English-only · Other Indo-European 5% Chinese 4% Spanish 3%

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: ▲ 0.75%
• Current HPI: 182.661
• Rent YoY: —
• 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

+7.0% since first listed

13 events — show timeline

• 2026-05-14 Relisted — MLSNOW
• 2026-04-12 Rental Removed $800 APPFOLIO
• 2026-03-23 Listed $74,900 MLSNOW
• 2026-03-14 Listed for Rent $800 APPFOLIO
• 2026-01-14 Rental Removed $850 APPFOLIO
• 2026-01-08 Price Changed $850 APPFOLIO
• 2025-12-16 Price Changed $900 APPFOLIO
• 2025-12-10 Listed for Rent $1,100 APPFOLIO
• 2008-07-01 Sold (MLS) $6,000 MLSNOW
• 2008-03-12 Listed $5,900 MLSNOW
• 2007-03-20 Listing Removed — MLSNOW
• 2006-12-20 Listed $71,000 MLSNOW
• 2006-04-05 Sold (Public Records) $70,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $923 · +2.3% YoY. Source: county tax records.