1681 Girard St · Akron, OH 44301

$92,500

2 bd · 1.0 ba · 781 sqft · SingleFamily public records · 77 Days on market

Built 1943 6,098 sqft lot $118/sqft · 34% below area Est $140k · 34% 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +6.2/10.0
• 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 MLS

Very nice opportunity in great Firestone Park neighborhood. 2 bedroom ranch. Appears to have most newer windows. Spacuis privacy fenced back yard. Bath has walk in shower, Bright and sunny dinette/eating area. Basement has large room with finished walls and ceiling. .. easy to finish out for rec room or additional living space. Owner by Secretary of Veterans Affairs and sells as-is. Buyer to select their own title company and buyer to pat all title company and title transfer related costs. Buyer or buyer agent to verify all information herein. On accepted offer, buyer will receive seller's proprietary Sale agreement, which when executed, will replace any local office offer to purchase. IMPORTANT - we are now in a Multiple Offer situation. Deadline for any new or modified offer is Tuesday May 19, 2026 by 2:00 PM EST. Any offer in the system at 2:00 PM will be considered a Buyer Highest and Bst Offer

Key facts

• Rec room
• Newer windows
• Walk in shower

Tags

• FIRESTONE PARK NEIGHBORHOOD
• NEWER WINDOWS
• PRIVACY FENCED BACK YARD
• WALK IN SHOWER
• FINISHED WALLS AND CEILING
• REC ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.

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; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $640 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.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 30y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 7.4

CMA / ARV

• ARV (median comp): $139,971
• List price: $92,500
• Delta: -33.91%
• 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
244 E Catawba Ave	0.18mi	2/1.0	707 (-10%)	2mo	$142,500	$202	74
178 Mission Dr	0.18mi	2/1.0	696 (-11%)	2mo	$125,000	$180	72
61 Palmetto Ave	0.46mi	2/1.0	792 (+1%)	12mo	$120,000	$152	66
64 Palmetto Ave	0.45mi	2/1.0	740 (-5%)	5mo	$74,999	$101	66
22 Youtz Ave	0.53mi	2/1.0	832 (+6%)	2mo	$170,000	$204	63
17 Youtz Ave	0.53mi	3/1.0 (+1)	796 (+2%)	9mo	$130,000	$163	59
1410 Brown St	0.49mi	2/1.0	823 (+5%)	13mo	$117,000	$142	57
645 Reed Ave	0.74mi	2/1.0	720 (-8%)	6mo	$113,000	$157	48
634 Prentiss Ave	0.73mi	2/1.0	698 (-11%)	2mo	$128,000	$183	46
119 Clinton Ave	0.41mi	2/1.5	896 (+15%)	10mo	$140,000	$156	46
41 E Catawba Ave	0.49mi	2/1.0	672 (-14%)	13mo	$98,000	$146	43
1358 Grant St	0.59mi	3/1.0 (+1)	891 (+14%)	11mo	$105,105	$118	35

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-5,673
• Equity at exit: $13,792

10-year hold

• IRR: 5.9%
• Equity multiple: 1.47×
• Total profit: $12,298
• Equity at exit: $7,998

Cash invested: $25,900 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,040 high
• Mortgage (P&I): −$485
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $118

Break-even live

Break-even rent $890

Max offer price $92,500

Occupancy floor 84%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 E Firestone Blvd Akron, OH	1.0	1.0	675	$881	$1.31	23d	6	0.52mi
1588 Coventry St Unit 7 Akron, OH	1.0	1.0	600	$795	$1.32	23d	1	0.53mi
1566 Coventry St Akron, OH	1.0	1.5	600	$795	$1.32	43d	1	0.53mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	23d	1	0.73mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	43d	1	0.76mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	43d	1	0.77mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	43d	1	0.77mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	14d	1	0.78mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	43d	1	0.82mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	43d	1	0.89mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	14d	1	0.91mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	23d	1	0.97mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	43d	1	0.97mi
1442 Virginia Ave Akron, OH	2.0	1.0	840	$795	$0.95	43d	1	1.07mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	43d	1	1.09mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$919	$0.80	14d	1	1.12mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	43d	1	1.24mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	43d	1	1.31mi
1017 Neville Ave Akron, OH	2.0	1.0	600	$675	$1.12	43d	1	1.40mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	14d	1	1.41mi
958 Hunt St #2 Akron, OH	1.0	1.0	700	$600	$0.86	43d	1	1.46mi
958 Hunt St Unit A Akron, OH	1.0	1.0	800	$750	$0.94	43d	1	1.46mi
1055 Neville Ave Akron, OH	2.0	1.0	600	$700	$1.17	43d	1	1.48mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	43d	1	1.48mi
1078 Lindsay Ave Akron, OH	3.0	2.0	1005	$1,350	$1.34	43d	1	1.48mi

Listing history 30 events

1. 2026-06-18
   days on market $92,500 Active 77 DOM
2. 2026-06-17
   days on market $92,500 Active 76 DOM
3. 2026-06-16
   days on market $92,500 Active 75 DOM
4. 2026-06-15
   days on market $92,500 Active 74 DOM
5. 2026-06-14
   days on market $92,500 Active 72 DOM
6. 2026-06-13
   days on market $92,500 Active 71 DOM
7. 2026-06-10
   days on market $92,500 Active 69 DOM
8. 2026-06-09
   days on market $92,500 Active 68 DOM
9. 2026-06-08
   days on market $92,500 Active 67 DOM
10. 2026-06-07
    days on market $92,500 Active 66 DOM
11. 2026-06-05
    days on market $92,500 Active 63 DOM
12. 2026-06-03
    days on market $92,500 Active 62 DOM
13. 2026-06-02
    days on market $92,500 Active 61 DOM
14. 2026-06-01
    days on market $92,500 Active 60 DOM
15. 2026-05-31
    days on market $92,500 Active 59 DOM
16. 2026-05-31
    days on market $92,500 Active 58 DOM
17. 2026-05-14
    price $92,500 911-char remark

    Show marketing remark (911 chars)

    Very nice opportunity in great Firestone Park neighborhood. 2 bedroom ranch. Appears to have most newer windows. Spacuis privacy fenced back yard. Bath has walk in shower, Bright and sunny dinette/eating area. Basement has large room with finished walls and ceiling. .. easy to finish out for rec room or additional living space. Owner by Secretary of Veterans Affairs and sells as-is. Buyer to select their own title company and buyer to pat all title company and title transfer related costs. Buyer or buyer agent to verify all information herein. On accepted offer, buyer will receive seller's proprietary Sale agreement, which when executed, will replace any local office offer to purchase. IMPORTANT - we are now in a Multiple Offer situation. Deadline for any new or modified offer is Tuesday May 19, 2026 by 2:00 PM EST. Any offer in the system at 2:00 PM will be considered a Buyer Highest and Bst Offer

18. 2026-04-01
    listed $97,500 Active 911-char remark

    Show marketing remark (911 chars)

    Very nice opportunity in great Firestone Park neighborhood. 2 bedroom ranch. Appears to have most newer windows. Spacuis privacy fenced back yard. Bath has walk in shower, Bright and sunny dinette/eating area. Basement has large room with finished walls and ceiling. .. easy to finish out for rec room or additional living space. Owner by Secretary of Veterans Affairs and sells as-is. Buyer to select their own title company and buyer to pat all title company and title transfer related costs. Buyer or buyer agent to verify all information herein. On accepted offer, buyer will receive seller's proprietary Sale agreement, which when executed, will replace any local office offer to purchase. IMPORTANT - we are now in a Multiple Offer situation. Deadline for any new or modified offer is Tuesday May 19, 2026 by 2:00 PM EST. Any offer in the system at 2:00 PM will be considered a Buyer Highest and Bst Offer

19. 2022-10-03
    soldstatus $128,900 Closed 659-char remark

    Show marketing remark (659 chars)

    Hello again Firestone Park shoppers! Looking for a move in ready, well cared for ranch? You found it! Set your private viewing today, and come see 1681 Girard St. This 2 possible 3 bedroom ranch has tons to offer its new owner including~ Vinyl siding, detatched garage with opener. finished basement perfect for a family room-mancave or third bedroom, two first floor bedrooms with new carpet -first floor full bath, gorgeous oak floor in the living room, applianced kitchen with a very nice eating area, glass block windows, paved driveway, central air, and an Awesome curb appeal! Close to shopping-schools-and expressways, call today this one is sharp!

20. 2022-09-30
    soldstatus $128,900
21. 2022-09-03
    status Pending 659-char remark

    Show marketing remark (659 chars)

    Hello again Firestone Park shoppers! Looking for a move in ready, well cared for ranch? You found it! Set your private viewing today, and come see 1681 Girard St. This 2 possible 3 bedroom ranch has tons to offer its new owner including~ Vinyl siding, detatched garage with opener. finished basement perfect for a family room-mancave or third bedroom, two first floor bedrooms with new carpet -first floor full bath, gorgeous oak floor in the living room, applianced kitchen with a very nice eating area, glass block windows, paved driveway, central air, and an Awesome curb appeal! Close to shopping-schools-and expressways, call today this one is sharp!

22. 2022-08-26
    price $124,900 659-char remark

    Show marketing remark (659 chars)

    Hello again Firestone Park shoppers! Looking for a move in ready, well cared for ranch? You found it! Set your private viewing today, and come see 1681 Girard St. This 2 possible 3 bedroom ranch has tons to offer its new owner including~ Vinyl siding, detatched garage with opener. finished basement perfect for a family room-mancave or third bedroom, two first floor bedrooms with new carpet -first floor full bath, gorgeous oak floor in the living room, applianced kitchen with a very nice eating area, glass block windows, paved driveway, central air, and an Awesome curb appeal! Close to shopping-schools-and expressways, call today this one is sharp!

23. 2022-08-20
    price $129,900 659-char remark

    Show marketing remark (659 chars)

    Hello again Firestone Park shoppers! Looking for a move in ready, well cared for ranch? You found it! Set your private viewing today, and come see 1681 Girard St. This 2 possible 3 bedroom ranch has tons to offer its new owner including~ Vinyl siding, detatched garage with opener. finished basement perfect for a family room-mancave or third bedroom, two first floor bedrooms with new carpet -first floor full bath, gorgeous oak floor in the living room, applianced kitchen with a very nice eating area, glass block windows, paved driveway, central air, and an Awesome curb appeal! Close to shopping-schools-and expressways, call today this one is sharp!

24. 2022-08-08
    price $134,900 659-char remark

    Show marketing remark (659 chars)

    Hello again Firestone Park shoppers! Looking for a move in ready, well cared for ranch? You found it! Set your private viewing today, and come see 1681 Girard St. This 2 possible 3 bedroom ranch has tons to offer its new owner including~ Vinyl siding, detatched garage with opener. finished basement perfect for a family room-mancave or third bedroom, two first floor bedrooms with new carpet -first floor full bath, gorgeous oak floor in the living room, applianced kitchen with a very nice eating area, glass block windows, paved driveway, central air, and an Awesome curb appeal! Close to shopping-schools-and expressways, call today this one is sharp!

25. 2022-08-02
    listed $139,900 Active 659-char remark

    Show marketing remark (659 chars)

    Hello again Firestone Park shoppers! Looking for a move in ready, well cared for ranch? You found it! Set your private viewing today, and come see 1681 Girard St. This 2 possible 3 bedroom ranch has tons to offer its new owner including~ Vinyl siding, detatched garage with opener. finished basement perfect for a family room-mancave or third bedroom, two first floor bedrooms with new carpet -first floor full bath, gorgeous oak floor in the living room, applianced kitchen with a very nice eating area, glass block windows, paved driveway, central air, and an Awesome curb appeal! Close to shopping-schools-and expressways, call today this one is sharp!

26. 2009-06-22
    soldstatus $64,000
27. 2009-06-22
    soldstatus $64,000
28. 2009-04-17
    listed $66,900
29. 1996-11-15
    soldstatus $54,000
30. 1996-10-23
    listed $57,000

ⓘ 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: $2,158 · $180/mo
• Projected year-2 tax: $2,158 · $180/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,483
• − Mortgage interest: −$5,181
• − Property taxes: −$2,158
• − Insurance: −$462
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$2,691
• Taxable loss: −$7
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $1,422/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

+62.3% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $92,500 MLSNOW
• 2026-04-01 Listed $97,500 MLSNOW
• 2022-10-03 Sold (MLS) $128,900 MLSNOW
• 2022-09-30 Sold (Public Records) $128,900 Public Records
• 2022-09-03 Pending — MLSNOW
• 2022-08-26 Price Changed $124,900 MLSNOW
• 2022-08-20 Price Changed $129,900 MLSNOW
• 2022-08-08 Price Changed $134,900 MLSNOW
• 2022-08-02 Listed $139,900 MLSNOW
• 2009-06-22 Sold (Public Records) $64,000 Public Records
• 2009-06-22 Sold (MLS) $64,000 MLSNOW
• 2009-04-17 Listed $66,900 MLSNOW
• 1996-11-15 Sold (Public Records) $54,000 Public Records
• 1996-10-23 Listed $57,000 MLSNOW

Property tax history

+2.5%/yr

Latest (2025): $2,158 · +0.2% YoY. Source: county tax records.