1136 Beardsley St · Akron, OH 44301

$75,000

1 bd · 1.0 ba · 707 sqft · SingleFamily public records · 16 Days on market

Built 1922 5,331 sqft lot Est $72k · at est.

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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 +22.6/30.0
• DSCR +7.3/10.0
• 1% rule +6.4/10.0
• ARV discount +5.7/15.0
• Livability +4.0/5.0
• 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

Investors? Or Cheaper than Renting, Own your own private oasis! First Time Home Buyers? Downsizers? Completely remodeled Move In Condition 1 bedroom ranch with 2 car garage and large lot. 4 season enclosed front porch. Master has walk in closet. May not last, call for an appointment

Key facts

• Hardwood flooring
• Double corner lot
• Covered porch entry

Tags

• COVERED PORCH ENTRY
• ENCLOSED SUNROOM
• UPDATED KITCHEN CABINETS
• HARDWOOD FLOORING
• BRICK PAVER PATIO
• DOUBLE CORNER LOT

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; 707 square feet above grade finished (assessor)
• Construction: Wood siding; Asphalt fiberglass roof
• Exterior features: Front porch; Patio; Corner lot

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Unfinished basement with walk-up and walk-out access; Total of 5 rooms
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 6.6% in Akron — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+4.6%/yr); 83 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 16 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $42k; list at $75k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — 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: 1.14% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $72,114
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Cole Ave	0.04mi	2/1.0 (+1)	672 (-5%)	10mo	$68,500	$102	77
566 Mckinley Ave	0.47mi	2/1.0 (+1)	768 (+9%)	3mo	$91,650	$119	56
1135 Coventry St	0.47mi	1/1.0	658 (-7%)	13mo	$50,000	$76	56
1210 Rowe St	0.70mi	2/1.0 (+1)	720 (+2%)	9mo	$113,800	$158	52
687 E Archwood Ave	0.64mi	2/1.0 (+1)	720 (+2%)	13mo	$85,000	$118	51
710 Mckinley Ave	0.66mi	2/1.0 (+1)	688 (-3%)	12mo	$51,000	$74	50
1175 Ada St	0.75mi	2/1.0 (+1)	720 (+2%)	11mo	$105,000	$146	48
582 Corice St	0.44mi	2/2.0 (+1)	653 (-8%)	13mo	$55,000	$84	47
1177 Rowe St	0.69mi	2/1.0 (+1)	720 (+2%)	16mo	$104,000	$144	47
626 Mckinley Ave	0.54mi	2/1.0 (+1)	624 (-12%)	14mo	$57,000	$91	39
720 Kipling St	0.70mi	2/1.0 (+1)	800 (+13%)	12mo	$51,500	$64	31
1053 Inman St	0.72mi	2/1.0 (+1)	799 (+13%)	16mo	$60,000	$75	26

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-2,534
• Equity at exit: $11,183

10-year hold

• IRR: 8.4%
• Equity multiple: 1.69×
• Total profit: $14,461
• Equity at exit: $6,485

Cash invested: $21,000 (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 44301

• Home prices YoY: -25.7%
• Rents YoY: 4.6%
• Active inventory: 83
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $857 high
• Mortgage (P&I): −$393
• Tax from tax record: −$124 /mo · $1,493/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $128

Break-even live

Break-even rent $695

Max offer price $75,000

Occupancy floor 80%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	44d	1	0.72mi
806 Sherman St Unit 294 Akron, OH	2.0	1.0	454	$875	$1.93	44d	1	0.72mi
101 E Firestone Blvd Akron, OH	1.0	1.0	675	$881	$1.31	23d	6	0.76mi
1566 Coventry St Akron, OH	1.0	1.5	600	$795	$1.32	44d	1	0.95mi
429 Lovisa St Akron, OH	1.0	1.0	600	$900	$1.50	44d	1	0.97mi
1588 Coventry St Unit 7 Akron, OH	1.0	1.0	600	$795	$1.32	23d	1	0.99mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	44d	1	1.04mi
958 Hunt St #2 Akron, OH	1.0	1.0	700	$600	$0.86	44d	1	1.06mi
548 Winans Ave Akron, OH	1.0	1.0	700	$1,100	$1.57	44d	1	1.08mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,000	$1.21	14d	14	1.10mi
530 Kling St Unit 6 Akron, OH	1.0	1.0	515	$695	$1.35	44d	1	1.16mi
530 Kling St Akron, OH	1.0	1.0	515	$695	$1.35	23d	1	1.16mi
1017 Neville Ave Akron, OH	2.0	1.0	600	$675	$1.12	44d	1	1.27mi
1055 Neville Ave Akron, OH	2.0	1.0	600	$700	$1.17	44d	1	1.34mi
472 Sumner St Apt 3 Akron, OH	1.0	1.0	600	$850	$1.42	23d	1	1.35mi
470 Sumner St Unit 2 Akron, OH	2.0	1.0	560	$900	$1.61	23d	1	1.35mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	44d	1	1.37mi
195 Wheeler St Apt 301 Akron, OH	2.0	1.0	600	$750	$1.25	44d	1	1.38mi
195 Wheeler St Apt 104 Akron, OH	1.0	1.0	600	$700	$1.17	44d	1	1.38mi
437 Sumner St Apt R Akron, OH	2.0	1.5	600	$500	$0.83	23d	1	1.39mi
437 Sumner St Apt D Akron, OH	2.0	1.5	750	$900	$1.20	23d	1	1.39mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$875	$1.05	14d	3	1.45mi
389 Sherman St Unit 204 Akron, OH	1.0	1.0	462	$695	$1.50	14d	1	1.45mi

Listing history 13 events

1. 2026-06-18
   days on market $75,000 Active 16 DOM
2. 2026-06-17
   days on market $75,000 Active 15 DOM
3. 2026-06-16
   days on market $75,000 Active 14 DOM
4. 2026-06-15
   days on market $75,000 Active 13 DOM
5. 2026-06-14
   days on market $75,000 Active 11 DOM
6. 2026-06-13
   days on market $75,000 Active 10 DOM
7. 2026-06-10
   days on market $75,000 Active 8 DOM
8. 2026-06-09
   days on market $75,000 Active 7 DOM
9. 2026-06-08
   days on market $75,000 Active 6 DOM
10. 2026-06-07
    days on market $75,000 Active 5 DOM
11. 2026-06-05
    days on market $75,000 Active 2 DOM
12. 2026-06-03
    remarks 457-char remark
13. 2026-06-03
    listed $75,000 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: $1,493 · $124/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $10,286
• − Mortgage interest: −$4,201
• − Property taxes: −$1,493
• − Insurance: −$375
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$2,182
• Taxable income: $390
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $1,445/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): 13,668
• Household income: $51,321
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 446.0

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 0.63)
• Race & ethnicity: White 52% Black 30% Two or more races 11% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -74.09%
• Current HPI: 213.697
• Rent YoY: ▲ 4.62%
• 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

+66.7% since first listed

4 events — show timeline

• 2026-06-02 Listed $75,000 MLSNOW
• 2020-11-06 Sold (MLS) $42,000 MLSNOW
• 2020-10-25 Contingent — MLSNOW
• 2020-10-23 Listed $45,000 MLSNOW

Property tax history

+4.2%/yr

Latest (2025): $1,493 · +0.1% YoY. Source: county tax records.