2171 12th St SW · Akron, OH 44314

$104,900

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 217 Days on market

Built 1918 5,227 sqft lot $76/sqft · 23% above area Est $85k · 23% over

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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 +26.7/30.0
• DSCR +9.1/10.0
• 1% rule +7.4/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom single-family rental property in the Kenmore neighborhood offers immediate cash flow plus original character and updates throughout )including the kitchen, bathroom, and windows).

Key facts

• 5,227 sq ft lot
• Parking
• Built 1918

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Rents rising (+3.9%/yr); 104 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 33% 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 $725 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y 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 $90k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.24% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.56%
• DSCR: 1.51
• GRM: 6.7

CMA / ARV

• ARV (median comp): $85,141
• List price: $104,900
• Delta: 23.21%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Florida Ave	0.43mi	3/1.5	1,368 (-0%)	4mo	$120,000	$88	74
962 Iona Ave	0.41mi	3/1.0	1,443 (+5%)	2mo	$132,000	$91	70
2186 5th St SW	0.35mi	3/1.0	1,288 (-6%)	5mo	$82,000	$64	70
2323 SW 11th St SW	0.29mi	3/1.5	1,272 (-7%)	5mo	$117,000	$92	68
721 Polk Ave	0.25mi	3/1.5	1,500 (+9%)	4mo	$70,000	$47	68
2134 7th St SW	0.26mi	3/2.0	1,256 (-8%)	4mo	$95,000	$76	67
2246 7th St SW	0.28mi	3/1.5	1,487 (+8%)	5mo	$106,000	$71	67
2342 16th St SW	0.40mi	4/1.0 (+1)	1,303 (-5%)	2mo	$77,000	$59	67
2083 17th St SW	0.32mi	3/1.0	1,175 (-14%)	4mo	$114,000	$97	58
2078 18 St SW	0.40mi	3/1.0	1,188 (-13%)	5mo	$85,000	$72	55
2271 5th St SW	0.42mi	2/2.0 (-1)	1,508 (+10%)	3mo	$95,000	$63	52
575 Flora Ave	0.61mi	3/2.0	1,208 (-12%)	3mo	$120,000	$99	46

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,265
• Equity at exit: $15,641

10-year hold

• IRR: 12.5%
• Equity multiple: 2.03×
• Total profit: $30,348
• Equity at exit: $9,070

Cash invested: $29,372 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,303 high
• Mortgage (P&I): −$550
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $283

Break-even live

Break-even rent $944

Max offer price $104,900

Occupancy floor 73%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	43d	1	0.06mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	43d	1	0.07mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	43d	1	0.08mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	14d	1	0.12mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	23d	1	0.17mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	14d	1	0.21mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	0.27mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	0.34mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	43d	1	0.35mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	0.39mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	0.43mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	43d	1	0.76mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	21d	1	0.76mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	0.82mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	23d	1	0.82mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	14d	1	0.96mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	21d	1	0.98mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	1.03mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	43d	1	1.21mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	21d	1	1.21mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	43d	1	1.28mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	43d	1	1.32mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	1.33mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	1.35mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	43d	1	1.37mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	43d	1	1.40mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	1.48mi

Listing history 35 events

1. 2026-06-18
   days on market $104,900 Active 217 DOM
2. 2026-06-17
   days on market $104,900 Active 216 DOM
3. 2026-06-16
   days on market $104,900 Active 215 DOM
4. 2026-06-15
   days on market $104,900 Active 214 DOM
5. 2026-06-14
   days on market $104,900 Active 212 DOM
6. 2026-06-13
   days on market $104,900 Active 211 DOM
7. 2026-06-10
   days on market $104,900 Active 209 DOM
8. 2026-06-09
   days on market $104,900 Active 208 DOM
9. 2026-06-08
   days on market $104,900 Active 207 DOM
10. 2026-06-07
    days on market $104,900 Active 206 DOM
11. 2026-06-05
    days on market $104,900 Active 203 DOM
12. 2026-06-03
    days on market $104,900 Active 202 DOM
13. 2026-06-02
    days on market $104,900 Active 201 DOM
14. 2026-06-01
    days on market $104,900 Active 200 DOM
15. 2026-05-31
    days on market $104,900 Active 199 DOM
16. 2026-05-31
    days on market $104,900 Active 198 DOM
17. 2026-04-30
    price $104,900 194-char remark

    Show marketing remark (194 chars)

    This 3-bedroom single-family rental property in the Kenmore neighborhood offers immediate cash flow plus original character and updates throughout )including the kitchen, bathroom, and windows).

18. 2025-11-19
    status Active 194-char remark

    Show marketing remark (194 chars)

    This 3-bedroom single-family rental property in the Kenmore neighborhood offers immediate cash flow plus original character and updates throughout )including the kitchen, bathroom, and windows).

19. 2025-11-06
    historical 194-char remark

    Show marketing remark (194 chars)

    This 3-bedroom single-family rental property in the Kenmore neighborhood offers immediate cash flow plus original character and updates throughout )including the kitchen, bathroom, and windows).

20. 2025-10-29
    listed $109,900 Active 194-char remark

    Show marketing remark (194 chars)

    This 3-bedroom single-family rental property in the Kenmore neighborhood offers immediate cash flow plus original character and updates throughout )including the kitchen, bathroom, and windows).

21. 2022-08-17
    status Pending 526-char remark

    Show marketing remark (526 chars)

    Check out this clean & move in ready home in the heart of Akron! Located off Kenmore Blvd, this renovated home has 3 bedrooms, 1 bath, and a finished attic (potential for 4th bedroom) and a full basement! Charming front porch and original character throughout. Fenced in back yard, brand new gutters, updated kitchen and new cabinets, updated bathroom with new vanity, sink, bathtub, and toilet, new back deck, front storm door and more! Windows replaced within last 2 years. A great investment or affordable first home!

22. 2022-08-17
    soldstatus $89,900

    Show marketing remark (526 chars)

    Check out this clean & move in ready home in the heart of Akron! Located off Kenmore Blvd, this renovated home has 3 bedrooms, 1 bath, and a finished attic (potential for 4th bedroom) and a full basement! Charming front porch and original character throughout. Fenced in back yard, brand new gutters, updated kitchen and new cabinets, updated bathroom with new vanity, sink, bathtub, and toilet, new back deck, front storm door and more! Windows replaced within last 2 years. A great investment or affordable first home!

23. 2022-08-16
    soldstatus $89,900 Closed 526-char remark

    Show marketing remark (526 chars)

    Check out this clean & move in ready home in the heart of Akron! Located off Kenmore Blvd, this renovated home has 3 bedrooms, 1 bath, and a finished attic (potential for 4th bedroom) and a full basement! Charming front porch and original character throughout. Fenced in back yard, brand new gutters, updated kitchen and new cabinets, updated bathroom with new vanity, sink, bathtub, and toilet, new back deck, front storm door and more! Windows replaced within last 2 years. A great investment or affordable first home!

24. 2022-07-02
    historical Contingent 526-char remark

    Show marketing remark (526 chars)

    Check out this clean & move in ready home in the heart of Akron! Located off Kenmore Blvd, this renovated home has 3 bedrooms, 1 bath, and a finished attic (potential for 4th bedroom) and a full basement! Charming front porch and original character throughout. Fenced in back yard, brand new gutters, updated kitchen and new cabinets, updated bathroom with new vanity, sink, bathtub, and toilet, new back deck, front storm door and more! Windows replaced within last 2 years. A great investment or affordable first home!

25. 2022-06-27
    listed $89,900 Active 526-char remark

    Show marketing remark (526 chars)

    Check out this clean & move in ready home in the heart of Akron! Located off Kenmore Blvd, this renovated home has 3 bedrooms, 1 bath, and a finished attic (potential for 4th bedroom) and a full basement! Charming front porch and original character throughout. Fenced in back yard, brand new gutters, updated kitchen and new cabinets, updated bathroom with new vanity, sink, bathtub, and toilet, new back deck, front storm door and more! Windows replaced within last 2 years. A great investment or affordable first home!

26. 2009-01-26
    historical
27. 2009-01-26
    historical
28. 2008-10-27
    listed $15,900
29. 2008-10-27
    listed $15,900
30. 2004-11-29
    soldstatus $58,000
31. 2003-03-20
    soldstatus $36,000
32. 2002-08-23
    listed $47,700
33. 1997-11-21
    soldstatus $50,000
34. 1997-07-24
    listed $54,900
35. 1984-08-23
    soldstatus $12,000

ⓘ 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: $1,826 · $152/mo
• Projected year-2 tax: $1,826 · $152/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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,630
• − Mortgage interest: −$5,876
• − Property taxes: −$1,826
• − Insurance: −$524
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$3,052
• Taxable income: $1,852
• Est. tax owed @ 24.0%: −$444
• After-tax cash flow: $2,952/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

+774.2% since first listed

19 events — show timeline

• 2026-04-30 Price Changed $104,900 MLSNOW
• 2025-11-19 Relisted — MLSNOW
• 2025-11-06 Listing Removed — MLSNOW
• 2025-10-29 Listed $109,900 MLSNOW
• 2022-08-17 Pending — MLSNOW
• 2022-08-17 Sold (Public Records) $89,900 Public Records
• 2022-08-16 Sold (MLS) $89,900 MLSNOW
• 2022-07-02 Contingent — MLSNOW
• 2022-06-27 Listed $89,900 MLSNOW
• 2009-01-26 Listing Removed — MLSNOW
• 2009-01-26 Listing Removed — MLSNOW
• 2008-10-27 Listed $15,900 MLSNOW
• 2008-10-27 Listed $15,900 MLSNOW
• 2004-11-29 Sold (Public Records) $58,000 Public Records
• 2003-03-20 Sold (MLS) $36,000 MLSNOW
• 2002-08-23 Listed $47,700 MLSNOW
• 1997-11-21 Sold (Public Records) $50,000 Public Records
• 1997-07-24 Listed $54,900 MLSNOW
• 1984-08-23 Sold (Public Records) $12,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,826 · +0.1% YoY. Source: county tax records.