2462 Edwin Ave · Akron, OH 44314

$109,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 107 Days on market

Built 1928 5,758 sqft lot $95/sqft · 24% below area Est $145k · 24% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.4/10.0
• 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 MLS

This property could be for an investor/landlord or it could be for a first time home owner. Home just needs a little TLC

Key facts

• 5,758 sq ft lot
• Built 1928
• Listed 106 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% 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 (+3.9%/yr); 104 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 32% 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 $760 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 107 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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 $72k; list at $110k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 1.14% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 7.3

CMA / ARV

• ARV (median comp): $144,691
• List price: $109,900
• Delta: -24.05%
• 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
486 W Waterloo Rd	0.16mi	3/1.0	1,204 (+4%)	6mo	$74,900	$62	80
2679 Edwin Ave	0.41mi	3/1.5	1,200 (+4%)	3mo	$164,900	$137	70
2445 Gilbert St	0.32mi	3/2.0	1,092 (-5%)	9mo	$175,000	$160	65
2365 Pelton Ave	0.21mi	3/1.0	1,016 (-12%)	6mo	$140,000	$138	65
55 W Ralston Ave	0.67mi	3/1.0	1,155 (+0%)	4mo	$77,500	$67	65
447 Allenford St	0.39mi	2/2.0 (-1)	1,152 (0%)	11mo	$137,000	$119	64
2407 Nesmith Lake Blvd	0.23mi	2/1.0 (-1)	1,002 (-13%)	2mo	$131,000	$131	61
415 W Waterloo Rd	0.13mi	3/1.5	1,318 (+14%)	11mo	$181,000	$137	59
575 Flora Ave	0.57mi	3/2.0	1,208 (+5%)	3mo	$120,000	$99	59
2065 Hackberry St	0.59mi	3/2.5	1,144 (-1%)	10mo	$140,000	$122	58
2660 Conrad Ave	0.38mi	3/1.5	1,008 (-12%)	5mo	$140,000	$139	56
41 W Woodsdale Ave	0.70mi	3/1.5	1,100 (-4%)	4mo	$153,000	$139	55

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-5,299
• Equity at exit: $16,386

10-year hold

• IRR: 6.2%
• Equity multiple: 1.49×
• Total profit: $14,983
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,253 high
• Mortgage (P&I): −$576
• Tax from tax record: −$190 /mo · $2,281/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $177

Break-even live

Break-even rent $1,028

Max offer price $109,900

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	0.90mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	14d	1	0.90mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	14d	1	1.01mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	21d	1	1.04mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	44d	1	1.08mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	44d	1	1.17mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	44d	1	1.18mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	23d	1	1.22mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	1.23mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	44d	1	1.32mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	1.33mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	44d	1	1.35mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	44d	1	1.36mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	44d	1	1.36mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	44d	1	1.40mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	44d	1	1.41mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	44d	1	1.41mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	1.44mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	1.45mi
234 Mallard Point Dr Akron, OH	1.0–2.0	1.0–2.0	945	$1,530	$1.62	14d	18	1.47mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	1.49mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	1.49mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	23d	1	1.49mi

Listing history 26 events

1. 2026-06-10
   days on market $109,900 Active 107 DOM
2. 2026-06-09
   days on market $109,900 Active 106 DOM
3. 2026-06-08
   days on market $109,900 Active 105 DOM
4. 2026-06-07
   days on market $109,900 Active 104 DOM
5. 2026-06-05
   days on market $109,900 Active 101 DOM
6. 2026-06-03
   days on market $109,900 Active 100 DOM
7. 2026-06-02
   days on market $109,900 Active 99 DOM
8. 2026-06-01
   days on market $109,900 Active 98 DOM
9. 2026-05-31
   days on market $109,900 Active 97 DOM
10. 2026-05-31
    days on market $109,900 Active 96 DOM
11. 2026-02-23
    listed $109,900 Active 121-char remark

    Show marketing remark (121 chars)

    This property could be for an investor/landlord or it could be for a first time home owner. Home just needs a little TLC

12. 2026-02-09
    historical
13. 2025-12-09
    price $79,900
14. 2025-11-21
    price $89,900
15. 2025-11-13
    listed $99,900 Active
16. 2004-07-30
    historical
17. 2004-07-30
    historical
18. 2004-01-19
    listed $95,000
19. 2004-01-19
    listed $95,000
20. 2000-10-27
    historical
21. 2000-09-18
    soldstatus $71,900
22. 2000-08-02
    listed $69,900
23. 2000-04-27
    listed $69,900
24. 2000-03-01
    historical
25. 1999-12-01
    listed $67,900
26. 1992-08-04
    soldstatus $16,585

ⓘ 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: $2,281 · $190/mo
• Projected year-2 tax: $2,281 · $190/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: $15,033
• − Mortgage interest: −$6,156
• − Property taxes: −$2,281
• − Insurance: −$550
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,197
• Taxable income: $444
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $2,023/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

+562.6% since first listed

16 events — show timeline

• 2026-02-23 Listed $109,900 MLSNOW
• 2026-02-09 Listing Removed — MLSNOW
• 2025-12-09 Price Changed $79,900 MLSNOW
• 2025-11-21 Price Changed $89,900 MLSNOW
• 2025-11-13 Listed $99,900 MLSNOW
• 2004-07-30 Listing Removed — MLSNOW
• 2004-07-30 Listing Removed — MLSNOW
• 2004-01-19 Listed $95,000 MLSNOW
• 2004-01-19 Listed $95,000 MLSNOW
• 2000-10-27 Listing Removed — MLSNOW
• 2000-09-18 Sold (Public Records) $71,900 Public Records
• 2000-08-02 Listed $69,900 MLSNOW
• 2000-04-27 Listed $69,900 MLSNOW
• 2000-03-01 Listing Removed — MLSNOW
• 1999-12-01 Listed $67,900 MLSNOW
• 1992-08-04 Sold (Public Records) $16,585 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,281 · -0.6% YoY. Source: county tax records.