793 Thayer St · Akron, OH 44310

$79,900

2 bd · 1.5 ba · 893 sqft · SingleFamily public records · 28 Days on market

Built 1913 4,477 sqft lot $89/sqft · 17% below area Est $96k · 17% under

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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 +21.9/30.0
• ARV discount +14.9/15.0
• DSCR +7.0/10.0
• 1% rule +6.5/10.0
• 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

Welcome to 793 Thayer Street! This charming home offers 2 generously sized bedrooms and 1.5 baths, combining classic character with thoughtful updates. You’ll love the beautiful original woodwork and hardwood floors that add warmth and timeless appeal throughout. The main level features a convenient half bath, while the updated full bath upstairs (2026) adds modern comfort. Enjoy extra living space with the enclosed front porch and a handy vestibule off the kitchen that leads to the backyard—perfect for everyday functionality. Additional features include a full basement for storage or potential use, plus a detached shed for even more space. Recent updates include: Roof (approx

Key facts

• Full basement
• Original woodwork
• Hardwood floors

Tags

• ORIGINAL WOODWORK
• HARDWOOD FLOORS
• ENCLOSED FRONT PORCH
• FULL BASEMENT
• DETACHED SHED
• UPDATED SECOND-FLOOR BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($920 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 (+4.8%/yr); 86 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 28 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $80k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1913 — 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: 1.15% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.2

CMA / ARV

• ARV (median comp): $95,712
• List price: $79,900
• Delta: -16.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
670 Thayer St	0.24mi	2/1.5	909 (+2%)	0mo	$126,000	$139	85
237 Helen Ave	0.16mi	3/1.5 (+1)	880 (-2%)	8mo	$54,000	$61	79
1037 Pitkin Ave	0.48mi	3/1.0 (+1)	936 (+5%)	1mo	$136,000	$145	62
1051 Murray Ave	0.59mi	2/1.5	866 (-3%)	9mo	$87,000	$100	60
25 Adelford Ave	0.63mi	2/1.0	914 (+2%)	10mo	$85,000	$93	56
1035 Sawyer Ave	0.49mi	3/1.0 (+1)	960 (+8%)	8mo	$133,800	$139	51
1119 Mount Vernon Ave	0.73mi	3/1.0 (+1)	848 (-5%)	3mo	$115,000	$136	48
1115 Mount Vernon Ave	0.72mi	3/1.0 (+1)	864 (-3%)	7mo	$122,900	$142	48
1151 Collinwood Ave	0.71mi	2/1.0	827 (-7%)	7mo	$130,000	$157	47
1046 Linden Ave	0.67mi	3/1.0 (+1)	960 (+8%)	9mo	$67,000	$70	42
1133 Mount Vernon Ave	0.75mi	2/1.0	998 (+12%)	4mo	$132,500	$133	41
1146 Easton Dr	0.73mi	3/2.0 (+1)	1,008 (+13%)	11mo	$165,000	$164	29

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,177
• Equity at exit: $11,913

10-year hold

• IRR: 8.1%
• Equity multiple: 1.67×
• Total profit: $15,031
• Equity at exit: $6,908

Cash invested: $22,372 (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 44310

• Rents YoY: 4.8%
• Active inventory: 86
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $920 high
• Mortgage (P&I): −$419
• Tax from tax record: −$148 /mo · $1,780/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $126

Break-even live

Break-even rent $760

Max offer price $79,900

Occupancy floor 81%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
776 N Main St Unit 301 Akron, OH	1.0	1.0	600	$795	$1.32	43d	1	0.16mi
776 N Main St Unit 201 Akron, OH	1.0	1.0	600	$810	$1.35	23d	1	0.16mi
776 N Main St Apt 302 Akron, OH	1.0	1.0	600	$700	$1.17	43d	1	0.16mi
776 N Main St Unit 303 Akron, OH	1.0	1.0	600	$850	$1.42	43d	1	0.16mi
825 Avon St Unit 1 Akron, OH	2.0	1.0	960	$875	$0.91	21d	1	0.23mi
649 Patterson Ave Unit a Akron, OH	2.0	1.0	1000	$775	$0.78	43d	1	0.40mi
500 Delmar Ave Unit 502 Akron, OH	2.0	1.0	1000	$775	$0.78	23d	1	0.56mi
805 Carpenter St Akron, OH	3.0	1.0	1056	$1,100	$1.04	23d	1	0.58mi
539 E Cuyahoga Falls Ave Unit 1 Akron, OH	2.0	1.0	1000	$895	$0.90	23d	1	0.64mi
22 W York St Akron, OH	1.0	1.0	800	$875	$1.09	43d	1	0.66mi
489 N Howard St Unit 101 Akron, OH	2.0	1.0	700	$799	$1.14	43d	1	0.69mi
1088 Lexington Ave Akron, OH	3.0	1.0	1008	$1,600	$1.59	14d	1	0.69mi
624 Garfield St Akron, OH	2.0	1.0	696	$925	$1.33	21d	1	0.73mi
106 Charles St Akron, OH	2.0	1.0	800	$850	$1.06	43d	1	0.94mi
1350 N Howard St Akron, OH	1.0–2.0	1.0	725	$925	$1.28	14d	1	0.98mi
1390 N Howard St Akron, OH	2.0	1.0	1000	$1,000	$1.00	43d	1	1.01mi
1382 9th St Cuyahoga Falls, OH	2.0	1.0	862	$1,050	$1.22	43d	1	1.34mi
1522 Campbell St Unit 2 Cuyahoga Falls, OH	2.0	1.0	900	$1,300	$1.44	21d	1	1.38mi

Listing history 7 events

1. 2026-06-18
   days on market $79,900 Active 28 DOM
2. 2026-06-17
   days on market $79,900 Active 27 DOM
3. 2026-06-16
   status $79,900 Active 26 DOM
4. 2026-05-11
   price $84,900 1039-char remark
5. 2026-04-24
   listed $94,900 Active 1039-char remark
6. 2002-11-21
   soldstatus $44,000
7. 1987-06-30
   soldstatus $28,500

ⓘ 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: $1,780 · $148/mo
• Projected year-2 tax: $1,780 · $148/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 ≥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: $11,035
• − Mortgage interest: −$4,476
• − Property taxes: −$1,780
• − Insurance: −$400
• − Repairs & maintenance: −$883
• − Management: −$883
• − Depreciation: −$2,324
• Taxable income: $289
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $1,440/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): 25,496
• Household income: $41,066
• Rent vs Own: 60.7% rent · 39.3% own
• Severe rent burden: 2058.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 40% Black 25% Asian 20% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, India, Philippines
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 7% Other Asian/Pacific 6%

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: ▼ -194.41%
• Current HPI: 203.4431
• Rent YoY: ▲ 4.82%
• 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

+180.4% since first listed

7 events — show timeline

• 2026-06-16 Relisted — MLSNOW
• 2026-05-20 Pending — MLSNOW
• 2026-05-19 Price Changed $79,900 MLSNOW
• 2026-05-11 Price Changed $84,900 MLSNOW
• 2026-04-24 Listed $94,900 MLSNOW
• 2002-11-21 Sold (Public Records) $44,000 Public Records
• 1987-06-30 Sold (Public Records) $28,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,780 · +0.2% YoY. Source: county tax records.