2164 11th St SW · Akron, OH 44314

$150,000

3 bd · 1.5 ba · 1,457 sqft · SingleFamily public records · 1 Days on market

Built 1918 5,174 sqft lot Est $111k · 35% over

---

Why this score? — see what drove the F 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 +14.5/30.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.5/5.0
• 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

Don't miss the opportunity to own this beautifully remodeled Colonial home featuring three bedrooms and one and a half baths. With a finished attic that could serve as an additional two bedrooms, this home offers remarkable versatility and ample space. The spacious living and dining rooms are perfect for both relaxation and entertaining, while the brand-new kitchen and bathrooms showcase elegant quartz countertops. Enjoy peace of mind with the comprehensive upgrades throughout the house, including new electrical, plumbing, drywall, flooring, doors, hardware, light fixtures, and paint. Additionally, the new roof, gutters, windows, and hot water tank add further value, ensuring this home is truly move-in ready. Schedule your showing today and experience the charm and modern comforts of this exceptional property.

Key facts

• Updated electrical
• Fully updated
• Roof a few years old

Tags

• FULLY UPDATED
• NEW CABINETRY
• STAINLESS STEEL APPLIANCES
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• ROOF A FEW YEARS OLD

Property features AI

Finance

• Financial info: Annual taxes listed

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: Single-family property; Above-grade finished area approximately 1,457
• Construction: Vinyl siding; Asphalt/Fiberglass roof
• Exterior features: Driveway

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Unfinished basement; Updated/remodeled condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $32 ($380/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 $130k (13.1% below list).
• Recommended offer: $130k (13.1% 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 (+3.9%/yr); 104 active listings in the ZIP; 28 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 33% 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 $1k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 33y 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.

Risks & watch-outs

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

Recommended offer $130,396 (13.1% below list)

Questions for the listing agent

1. Built in 1918 — 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: 0.87% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $110,732
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 Polk Ave	0.23mi	3/1.5	1,500 (+3%)	4mo	$70,000	$47	81
2246 7th St SW	0.26mi	3/1.5	1,487 (+2%)	5mo	$106,000	$71	80
2070 6th St SW	0.34mi	3/1.0	1,440 (-1%)	6mo	$142,500	$99	75
962 Iona Ave	0.43mi	3/1.0	1,443 (-1%)	2mo	$132,000	$91	74
600 Florida Ave	0.40mi	3/1.5	1,368 (-6%)	4mo	$120,000	$88	68
2271 5th St SW	0.39mi	2/2.0 (-1)	1,508 (+4%)	3mo	$95,000	$63	66
2134 7th St SW	0.22mi	3/2.0	1,256 (-14%)	4mo	$95,000	$76	62
2323 SW 11th St SW	0.30mi	3/1.5	1,272 (-13%)	5mo	$117,000	$92	61
2186 5th St SW	0.32mi	3/1.0	1,288 (-12%)	5mo	$82,000	$64	60
2342 16th St SW	0.42mi	4/1.0 (+1)	1,303 (-11%)	2mo	$77,000	$59	54
2140 18th St SW	0.38mi	3/2.0	1,242 (-15%)	5mo	$68,000	$55	51
741 Jason Ave	0.70mi	3/1.5	1,241 (-15%)	6mo	$117,500	$95	38

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-21,086
• Equity at exit: $22,365

10-year hold

• IRR: -3.7%
• Equity multiple: 0.74×
• Total profit: $-10,741
• Equity at exit: $12,969

Cash invested: $42,000 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$787
• Tax from tax record: −$149 /mo · $1,792/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $32

Break-even live

Break-even rent $1,264

Max offer price $150,000

Occupancy floor 93%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	43d	1	0.03mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	43d	1	0.06mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	23d	1	0.10mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	43d	1	0.14mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	14d	1	0.19mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	0.21mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	14d	1	0.26mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	0.33mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	43d	1	0.33mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	0.35mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	0.43mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	21d	1	0.70mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	43d	1	0.70mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	0.75mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	23d	1	0.81mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	14d	1	0.95mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	21d	1	1.01mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	1.08mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	21d	1	1.23mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	43d	1	1.23mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	43d	1	1.23mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	43d	1	1.25mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	1.26mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	1.29mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	43d	1	1.30mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	43d	1	1.33mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	43d	1	1.49mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	1.49mi

Listing history 2 events

1. 2026-06-18
   remarks 639-char remark
2. 2026-06-18
   listed $150,000 Active 1 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: $1,792 · $149/mo
• Projected year-2 tax: $2,066 · $172/mo
• Expected delta: +$274/yr (+$23/mo · 15.3%)

ⓘ 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 ≥96°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: $15,648
• − Mortgage interest: −$8,402
• − Property taxes: −$1,792
• − Insurance: −$750
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$4,364
• Taxable loss: −$2,164
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $900/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

+368.8% since first listed

25 events — show timeline

• 2026-06-18 Listed $150,000 MLSNOW
• 2024-11-21 Rental Removed $1,295 SHOWMOJO
• 2024-11-08 Listed for Rent $1,295 SHOWMOJO
• 2024-11-05 Pending — MLSNOW
• 2024-11-05 Sold (Public Records) $134,900 Public Records
• 2024-11-04 Sold (MLS) $134,900 MLSNOW
• 2024-10-11 Contingent — MLSNOW
• 2024-10-02 Relisted — MLSNOW
• 2024-09-26 Contingent — MLSNOW
• 2024-07-17 Listing Removed — MLSNOW
• 2024-07-15 Listed $134,900 MLSNOW
• 2024-07-10 Relisted — MLSNOW
• 2024-05-21 Contingent — MLSNOW
• 2024-05-17 Listed $134,900 MLSNOW
• 2018-01-30 Sold (MLS) $17,000 MLSNOW
• 2018-01-19 Pending — MLSNOW
• 2017-12-15 Price Changed $17,000 MLSNOW
• 2017-12-15 Listed $1,700 MLSNOW
• 2003-11-14 Sold (Public Records) $74,900 Public Records
• 2003-11-14 Sold (MLS) $74,900 MLSNOW
• 2003-05-24 Listed $68,000 MLSNOW
• 1994-07-29 Sold (Public Records) $42,000 Public Records
• 1994-07-15 Listing Removed — MLSNOW
• 1993-05-07 Listed $44,500 MLSNOW
• 1988-06-10 Sold (Public Records) $32,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,792 · +59.5% YoY. Source: county tax records.