1005 Raymond St · Akron, OH 44307

$124,900

3 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 13 Days on market

Built 1912 4,225 sqft lot

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Move right into this beautifully updated 3-bedroom home featuring a finished attic that offers additional flexible space or storage. The home showcases a blend of modern updates and timeless character, including stunning original oak woodwork throughout much of the first floor. Recent improvements provide peace of mind and added value, including a brand-new roof and gutters, new carpet and pad, fresh paint throughout the entire home, updated light fixtures, and four ceiling fans. The kitchen features newer laminate flooring, updated cabinetry, countertops, sink, and faucet, while the dining room and bathroom also offer newer laminate flooring. Previously rented for $1,200 month. The updated

Key facts

• Finished attic
• Security system
• Newer windows

Tags

• FINISHED ATTIC
• UPDATED CABINETRY
• NEWER TUB SHOWER
• FENCED BACKYARD
• SECURITY SYSTEM
• NEWER WINDOWS

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: Two-story house; Aluminum siding exterior; Asphalt roof; Year built per assessor
• Construction: Aluminum siding construction; Asphalt roof
• Exterior features: Driveway

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.9% 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: 42 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); 68% 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).
• At $1,319/mo this rent would consume 57% of the median local household income ($28k/yr) (locally 787% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $619 of equity ($864 loan paydown + $-245 appreciation (-0.2% 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 (-0.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1912 — 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: 1.06% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $77,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
443 W Thornton St W	0.09mi	4/1.5 (+1)	1,467 (+4%)	2mo	$90,000	$61	81
385 Campbell St	0.20mi	4/1.0 (+1)	1,387 (-2%)	6mo	$105,000	$76	77
362 Howe St	0.08mi	3/1.0	1,294 (-9%)	8mo	$56,000	$43	75
781 Amherst St	0.43mi	3/1.5	1,436 (+1%)	1mo	$65,000	$45	75
977 Raymond St	0.06mi	2/1.0 (-1)	1,262 (-11%)	1mo	$168,000	$133	73
1132 Bristol Ter	0.44mi	3/1.0	1,382 (-2%)	4mo	$92,000	$67	72
267 W Long St	0.63mi	3/1.5	1,373 (-3%)	6mo	$75,000	$55	59
811 Amherst St	0.45mi	3/1.0	1,232 (-13%)	2mo	$60,000	$49	56
738 Longview Ave	0.67mi	3/1.5	1,366 (-4%)	6mo	$89,900	$66	56
1302 East Ave	0.69mi	3/1.5	1,474 (+4%)	6mo	$61,000	$41	54
1001 Celina Ave	0.36mi	3/1.5	1,601 (+13%)	8mo	$52,000	$32	53
564 Euclid Ave	0.64mi	3/1.5	1,300 (-8%)	3mo	$57,500	$44	52

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

Projected returns pro-forma

-0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.35×
• Total profit: $12,179
• Equity at exit: $35,045

10-year hold

• IRR: 12.7%
• Equity multiple: 2.36×
• Total profit: $47,477
• Equity at exit: $41,163

Cash invested: $34,972 (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 44307

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$655
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $267

Break-even live

Break-even rent $981

Max offer price $124,900

Occupancy floor 75%

Sensitivity live

Price	-10% $338	-5% $303	+0% $267	+5% $232	+10% $196
Rent	-10% $163	-5% $215	+0% $267	+5% $319	+10% $371
Rate	-1.0pp $330	-0.5pp $299	base $267	+0.5pp $235	+1.0pp $202

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	44d	1	0.24mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	24d	1	0.32mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	24d	1	0.40mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	24d	1	0.53mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	44d	1	0.53mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	22d	1	0.55mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	44d	1	0.58mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	44d	1	0.69mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	44d	1	0.75mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	44d	1	0.78mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	44d	2	0.82mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	24d	1	1.01mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	1.01mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	1.02mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	24d	1	1.03mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	44d	1	1.06mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	24d	1	1.08mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,534	$1.88	15d	54	1.10mi
22 E Exchange St Unit 233 Akron, OH	2.0	2.0	1052	$1,599	$1.52	44d	1	1.16mi
22 E Exchange St Unit 421 Akron, OH	2.0	2.0	985	$1,514	$1.54	44d	1	1.16mi
22 E Exchange St Unit 256 Akron, OH	2.0	2.0	920	$1,544	$1.68	44d	1	1.16mi
22 E Exchange St Unit 115 Akron, OH	2.0	2.0	1039	$1,585	$1.53	44d	1	1.16mi
22 E Exchange St Unit 253 Akron, OH	2.0	2.0	958	$1,565	$1.63	15d	1	1.16mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	44d	1	1.16mi
22 E Exchange St Unit 339 Akron, OH	2.0	2.0	976	$1,434	$1.47	44d	1	1.16mi
22 E Exchange St Apt 335 Akron, OH	2.0	2.0	963	$1,466	$1.52	44d	1	1.16mi
22 E Exchange St Unit 454 Akron, OH	2.0	2.0	958	$1,565	$1.63	44d	1	1.16mi
22 E Exchange St Unit 429 Akron, OH	2.0	2.0	1032	$1,515	$1.47	22d	1	1.16mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	15d	1	1.16mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	44d	7	1.19mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	15d	1	1.22mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	44d	1	1.23mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	44d	1	1.25mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	15d	14	1.27mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	44d	1	1.27mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	44d	1	1.30mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	44d	1	1.31mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	44d	1	1.33mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	1.35mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	1.35mi

Listing history 11 events

1. 2026-06-18
   days on market $124,900 Active 13 DOM
2. 2026-06-17
   days on market $124,900 Active 12 DOM
3. 2026-06-16
   pricedays on market $124,900 Active 11 DOM
4. 2026-06-15
   days on market $129,900 Active 10 DOM
5. 2026-06-14
   days on market $129,900 Active 8 DOM
6. 2026-06-13
   days on market $129,900 Active 7 DOM
7. 2026-06-10
   days on market $129,900 Active 5 DOM
8. 2026-06-09
   days on market $129,900 Active 4 DOM
9. 2026-06-08
   days on market $129,900 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 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: $813 · $68/mo
• Projected year-2 tax: $1,381 · $115/mo
• Expected delta: +$568/yr (+$47/mo · 69.9%)

ⓘ 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: $15,827
• − Mortgage interest: −$6,996
• − Property taxes: −$813
• − Insurance: −$624
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$3,633
• Taxable income: $1,227
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,911/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): 6,653
• Household income: $27,697
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 787.0

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: Predominantly Black (73%)
• Race & ethnicity: Black 73% White 17% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -0.20%
• Current HPI: 81.3728
• 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

1 event — show timeline

• 2026-06-05 Listed $129,900 MLSNOW

Property tax history

+4.2%/yr

Latest (2025): $813 · +0.2% YoY. Source: county tax records.