2278 26th St SW · Akron, OH 44314

$105,000

3 bd · 1.5 ba · 1,308 sqft · SingleFamily public records · 14 Days on market

Built 1924 2,914 sqft lot Est $105k · 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.3/15.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated and waiting for you to move in. All renovations have been completed with Butch block countertops, white cabinets and white decorative backsplash. New Luxury Vinyl flooring and Carpet throughout for the comfort of your new home. Bathrooms have been updated with modern paint colors, cabinets and Luxury Plank flooring. Additional living space on the 3rd floor and spacious basement. Perfect as a home to live in or a rental investment property.

Key facts

• White cabinets
• Spacious basement
• 2,914 sq ft lot

Tags

• BUTCH BLOCK COUNTERTOPS
• WHITE CABINETS
• WHITE DECORATIVE BACKSPLASH
• LUXURY VINYL FLOORING
• ADDITIONAL LIVING SPACE
• SPACIOUS BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 10.6% 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 (+3.9%/yr); 104 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 35% of the median local income ($47k/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 $726 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 + 3.9% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 24y 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 $70k; list at $105k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1924 — 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: 1.30% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $104,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1223 Florida Ave	0.07mi	3/2.0	1,391 (+6%)	2mo	$143,000	$103	82
1415 Woodbirch Ave	0.37mi	3/2.0	1,264 (-3%)	5mo	$90,000	$71	71
2342 16th St SW	0.53mi	4/1.0 (+1)	1,303 (-0%)	2mo	$77,000	$59	66
2209 26th St SW	0.13mi	3/2.0	1,112 (-15%)	2mo	$125,000	$112	65
2140 18th St SW	0.48mi	3/2.0	1,242 (-5%)	5mo	$68,000	$55	63
1304 Kellogg Ave	0.29mi	2/2.0 (-1)	1,148 (-12%)	2mo	$91,800	$80	57
1263 W Waterloo Rd	0.63mi	3/2.5	1,369 (+5%)	4mo	$70,000	$51	56
2078 18 St SW	0.55mi	3/1.0	1,188 (-9%)	5mo	$85,000	$72	53
962 Iona Ave	0.62mi	3/1.0	1,443 (+10%)	2mo	$132,000	$91	50
2083 17th St SW	0.60mi	3/1.0	1,175 (-10%)	4mo	$114,000	$97	50
1201 Weiser Ave	0.74mi	3/1.0	1,144 (-12%)	1mo	$137,000	$120	42
2351 13th St SW	0.72mi	3/1.0	1,142 (-13%)	2mo	$55,000	$48	42

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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.29×
• Total profit: $8,507
• Equity at exit: $15,656

10-year hold

• IRR: 17.4%
• Equity multiple: 2.49×
• Total profit: $43,932
• Equity at exit: $9,078

Cash invested: $29,400 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$551
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $381

Break-even live

Break-even rent $884

Max offer price $105,000

Occupancy floor 67%

Sensitivity live

Price	-10% $440	-5% $411	+0% $381	+5% $351	+10% $321
Rent	-10% $273	-5% $327	+0% $381	+5% $435	+10% $489
Rate	-1.0pp $434	-0.5pp $408	base $381	+0.5pp $354	+1.0pp $326

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	22d	1	0.23mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	24d	1	0.26mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	15d	1	0.27mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	15d	1	0.39mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	44d	1	0.42mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	22d	1	0.42mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	15d	1	0.46mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	44d	1	0.51mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	0.61mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	44d	1	0.75mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	44d	1	0.76mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	44d	1	0.78mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	15d	1	0.78mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	15d	1	0.81mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	24d	1	0.87mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	15d	1	0.94mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	0.99mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	22d	1	1.00mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	24d	1	1.30mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	1.43mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	44d	1	1.48mi

Listing history 22 events

1. 2026-03-31
   status Pending
2. 2026-03-16
   listed $105,000 Active
3. 2026-01-13
   historical
4. 2025-10-13
   listed $118,000 Active
5. 2024-10-18
   soldstatus $70,000
6. 2021-05-19
   historical
7. 2021-04-22
   listed $79,900 Active
8. 2016-06-20
   historical
9. 2016-05-20
   price $45,900
10. 2016-03-02
    listed $51,000 Active
11. 2015-11-18
    historical
12. 2015-10-07
    listed $19,900 Active
13. 2004-06-30
    historical
14. 2004-03-31
    listed $65,900
15. 2004-03-20
    historical
16. 2003-11-20
    listed $65,900
17. 2003-11-18
    historical
18. 2003-11-18
    listed $65,900
19. 2002-06-30
    historical
20. 2002-01-25
    listed $41,600
21. 1997-07-31
    soldstatus $44,750
22. 1986-06-13
    soldstatus $32,000

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,443 · $120/mo
• Expected delta: +$195/yr (+$16/mo · 15.6%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,394
• − Mortgage interest: −$5,882
• − Property taxes: −$1,248
• − Insurance: −$525
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,055
• Taxable income: $3,061
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $3,835/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): 17,885
• Household income: $47,468
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 975.0

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 White (69%)
• Race & ethnicity: White 69% Black 16% Two or more races 12% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · India, Canada, Philippines
• Languages at home: 96% English-only · Chinese 2% Russian/Polish/Slavic 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: ▼ -166.61%
• Current HPI: 151.066
• Rent YoY: ▲ 3.91%
• 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

+228.1% since first listed

22 events — show timeline

• 2026-03-31 Pending — MLSNOW
• 2026-03-16 Listed $105,000 MLSNOW
• 2026-01-13 Listing Removed — MLSNOW
• 2025-10-13 Listed $118,000 MLSNOW
• 2024-10-18 Sold (Public Records) $70,000 Public Records
• 2021-05-19 Listing Removed — MLSNOW
• 2021-04-22 Listed $79,900 MLSNOW
• 2016-06-20 Listing Removed — MLSNOW
• 2016-05-20 Price Changed $45,900 MLSNOW
• 2016-03-02 Listed $51,000 MLSNOW
• 2015-11-18 Listing Removed — MLSNOW
• 2015-10-07 Listed $19,900 MLSNOW
• 2004-06-30 Listing Removed — MLSNOW
• 2004-03-31 Listed $65,900 MLSNOW
• 2004-03-20 Listing Removed — MLSNOW
• 2003-11-20 Listed $65,900 MLSNOW
• 2003-11-18 Listed $65,900 MLSNOW
• 2003-11-18 Listing Removed — MLSNOW
• 2002-06-30 Listing Removed — MLSNOW
• 2002-01-25 Listed $41,600 MLSNOW
• 1997-07-31 Sold (Public Records) $44,750 Public Records
• 1986-06-13 Sold (Public Records) $32,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,248 · +0.2% YoY. Source: county tax records.