577 Rhodes Ave · Akron, OH 44307

$98,900

3 bd · 1.5 ba · 1,541 sqft · SingleFamily public records · 78 Days on market

Built 1918 2,918 sqft lot $64/sqft · 21% below area Est $125k · 21% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to 577 Rhodes Avenue! This traditional 3 bedroom 1.5 bathroom Colonial features classic character with timeless design. Located in an area experiencing continued growth and investment, the property is positioned near ongoing estimated $21 million dollar expansion of the Akron Zoo, bringing new energy and development to the neighborhood.  The spacious traditional layout include an enclosed front porch/sun room-a great space to relax, read or enjoy morning coffee- a large kitchen equipped with refrigerator and stove, brick fireplace, and loft-style attic that could serve as an additional bedroom, home office, gym or recreation area. Freshly painted throughout, newer carpet in bedrooms, 1 car garage and fenced in backyard perfect for pets to roam and children to play— schedule your showing today! Potential investment opportunity- Market Rent: $1250-$1300 Cash on Cash ROI: approx 16% (solid cash flow)

Key facts

• Loft-style attic
• Brick fireplace
• Fenced in backyard

Tags

• ENCLOSED FRONT PORCH
• LARGE KITCHEN
• BRICK FIREPLACE
• LOFT-STYLE ATTIC
• FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 6.6% in Akron — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 42 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• At $1,335/mo this rent would consume 58% of the median local household income ($28k/yr) (locally 787% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $490 of equity ($684 loan paydown + $-194 appreciation (-0.2% local appreciation)).
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 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 $20k; list at $99k implies a 394% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $92,966 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1918 — 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: 1.35% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.59%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

• ARV (median comp): $124,717
• List price: $98,900
• Delta: -20.70%
• 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
557 Wildwood Ave	0.57mi	3/1.0	1,545 (+0%)	2mo	$65,000	$42	70
595 Rhodes Ave	0.03mi	3/1.0	1,326 (-14%)	8mo	$52,500	$40	67
677 Crossings Ln	0.46mi	3/2.5	1,440 (-7%)	1mo	$220,000	$153	63
445 Beechwood Dr	0.68mi	3/1.0	1,498 (-3%)	2mo	$142,850	$95	60
555 Hoye Ave	0.62mi	4/1.0 (+1)	1,505 (-2%)	2mo	$15,500	$10	59
568 Auld Farm Cir	0.44mi	3/2.5	1,664 (+8%)	5mo	$227,000	$136	58
413 Crestwood Ave	0.67mi	3/2.0	1,450 (-6%)	4mo	$157,000	$108	54
212 Gale St	0.62mi	4/1.5 (+1)	1,671 (+8%)	2mo	$115,000	$69	50
975 Raymond St	0.74mi	4/1.0 (+1)	1,648 (+7%)	2mo	$80,000	$49	45
385 Campbell St	0.61mi	4/1.0 (+1)	1,387 (-10%)	6mo	$105,000	$76	42
144 Hall St	0.72mi	4/2.0 (+1)	1,668 (+8%)	8mo	$80,000	$48	39
614 East Ave	0.64mi	4/3.0 (+1)	1,767 (+15%)	4mo	$103,000	$58	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.80×
• Total profit: $22,049
• Equity at exit: $27,750

10-year hold

• IRR: 21.4%
• Equity multiple: 3.33×
• Total profit: $64,442
• Equity at exit: $32,594

Cash invested: $27,692 (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 44307

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$519
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $406

Break-even live

Break-even rent $822

Max offer price $98,900

Occupancy floor 65%

Sensitivity live

Price	-10% $462	-5% $434	+0% $406	+5% $378	+10% $350
Rent	-10% $300	-5% $353	+0% $406	+5% $459	+10% $511
Rate	-1.0pp $456	-0.5pp $431	base $406	+0.5pp $380	+1.0pp $354

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: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	44d	7	0.41mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	44d	1	0.47mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	24d	1	0.48mi
686 East Ave Akron, OH	4.0	2.0	2032	$1,700	$0.84	44d	1	0.61mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	24d	1	0.64mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	15d	1	0.65mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	0.70mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	44d	2	0.77mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,534	$1.88	15d	54	0.84mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	44d	1	0.84mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	44d	1	0.85mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	15d	1	0.85mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	24d	1	0.85mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	15d	1	0.86mi
22 E Exchange St Unit 233 Akron, OH	2.0	2.0	1052	$1,599	$1.52	44d	1	0.87mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	44d	1	0.87mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	24d	1	0.88mi
55 S Balch St Unit A Akron, OH	2.0	1.0	1500	$800	$0.53	24d	1	0.90mi
53 S Balch St Unit 55 Akron, OH	2.0	1.0	1500	$850	$0.57	15d	1	0.90mi
627 Crosby St Unit B Akron, OH	4.0	1.0	1200	$875	$0.73	44d	1	0.91mi
724 Crosby St Akron, OH	2.0	1.0	1582	$995	$0.63	24d	1	0.91mi
724 Crosby St Unit 1 Akron, OH	2.0	1.0	1582	$995	$0.63	44d	1	0.91mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	15d	1	0.93mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	44d	1	0.93mi
207 Crosby St Akron, OH	4.0	1.0	1200	$1,395	$1.16	44d	1	0.93mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	21d	1	0.93mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	44d	1	0.96mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	44d	1	0.97mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$2,985	$2.49	24d	4	1.00mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	15d	1	1.02mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	15d	1	1.06mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	44d	1	1.14mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	44d	1	1.21mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	1.21mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	24d	1	1.22mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	44d	1	1.22mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,085	$1.30	15d	3	1.28mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	15d	14	1.36mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	44d	1	1.37mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	44d	1	1.38mi

Listing history 16 events

1. 2026-06-03
   status $98,900 Pending 78 DOM
2. 2026-06-02
   days on market $98,900 Active 78 DOM
3. 2026-06-01
   days on market $98,900 Active 77 DOM
4. 2026-05-31
   days on market $98,900 Active 76 DOM
5. 2026-05-31
   days on market $98,900 Active 75 DOM
6. 2026-04-06
   price $98,900 934-char remark

   Show marketing remark (934 chars)

   Welcome to 577 Rhodes Avenue! This traditional 3 bedroom 1.5 bathroom Colonial features classic character with timeless design. Located in an area experiencing continued growth and investment, the property is positioned near ongoing estimated $21 million dollar expansion of the Akron Zoo, bringing new energy and development to the neighborhood.  The spacious traditional layout include an enclosed front porch/sun room-a great space to relax, read or enjoy morning coffee- a large kitchen equipped with refrigerator and stove, brick fireplace, and loft-style attic that could serve as an additional bedroom, home office, gym or recreation area. Freshly painted throughout, newer carpet in bedrooms, 1 car garage and fenced in backyard perfect for pets to roam and children to play— schedule your showing today! Potential investment opportunity- Market Rent: $1250-$1300 Cash on Cash ROI: approx 16% (solid cash flow)

7. 2026-03-16
   listed $101,900 Active 934-char remark

   Show marketing remark (934 chars)

   Welcome to 577 Rhodes Avenue! This traditional 3 bedroom 1.5 bathroom Colonial features classic character with timeless design. Located in an area experiencing continued growth and investment, the property is positioned near ongoing estimated $21 million dollar expansion of the Akron Zoo, bringing new energy and development to the neighborhood.  The spacious traditional layout include an enclosed front porch/sun room-a great space to relax, read or enjoy morning coffee- a large kitchen equipped with refrigerator and stove, brick fireplace, and loft-style attic that could serve as an additional bedroom, home office, gym or recreation area. Freshly painted throughout, newer carpet in bedrooms, 1 car garage and fenced in backyard perfect for pets to roam and children to play— schedule your showing today! Potential investment opportunity- Market Rent: $1250-$1300 Cash on Cash ROI: approx 16% (solid cash flow)

8. 2026-03-01
   historical
9. 2026-02-13
   price $101,900
10. 2025-12-12
    price $109,900
11. 2025-09-17
    price $119,900
12. 2025-09-05
    listed $129,900 Active
13. 2007-09-28
    soldstatus $20,000
14. 2007-09-28
    soldstatus $20,000
15. 2007-06-11
    listed $23,900
16. 1999-11-17
    listed $42,900

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $1,307 · $109/mo
• Expected delta: +$236/yr (+$20/mo · 22.1%)

ⓘ 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: $16,024
• − Mortgage interest: −$5,540
• − Property taxes: −$1,070
• − Insurance: −$494
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,877
• Taxable income: $3,479
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $4,036/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): 6,653
• Household income: $27,697
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 787.0

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 Black (73%)
• Race & ethnicity: Black 73% White 17% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -0.20%
• Current HPI: 81.3728
• Rent YoY: —
• 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

+130.5% since first listed

11 events — show timeline

• 2026-04-06 Price Changed $98,900 MLSNOW
• 2026-03-16 Listed $101,900 MLSNOW
• 2026-03-01 Listing Removed — MLSNOW
• 2026-02-13 Price Changed $101,900 MLSNOW
• 2025-12-12 Price Changed $109,900 MLSNOW
• 2025-09-17 Price Changed $119,900 MLSNOW
• 2025-09-05 Listed $129,900 MLSNOW
• 2007-09-28 Sold (Public Records) $20,000 Public Records
• 2007-09-28 Sold (MLS) $20,000 MLSNOW
• 2007-06-11 Listed $23,900 MLSNOW
• 1999-11-17 Listed $42,900 MLSNOW

Property tax history

+0.3%/yr

Latest (2025): $1,070 · +0.1% YoY. Source: county tax records.