1393 Bryden Dr · Akron, OH 44313

$190,000

4 bd · 2.0 ba · 1,491 sqft · SingleFamily public records · 5 Days on market

Built 1930 7,200 sqft lot $127/sqft · 8% below area Est $207k · 8% under

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Why this score? — see what drove the D 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 +12.0/30.0
• ARV discount +11.3/15.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1393 Bryden in West Akron. This charming Colonial home with lots of space and generous sized rooms. The home includes roughly 1500 square feet, four bedrooms, and two full baths. This is a first floor master suite right off the dining area. Stunning hardwood floor throughout and lovely wood burning fireplace. Quality built-ins. Newer furnace around 7 years. This home is well-kept and cozy! Conveniently located close to whole foods plaza and national park along with highway access. Call for your private showing today!

Key facts

• Wood flooring
• Primary bath
• Windows replaced

Tags

• ROOF REPLACED
• WINDOWS REPLACED
• WOOD FLOORING
• BUILT-IN SHELVING
• PRIMARY BEDROOM
• PRIMARY BATH

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Aluminum siding; Asphalt/fiberglass roof; Home warranty included; Built per public records
• Exterior features: Deck; Front porch; Back yard; Wood fenced yard with gate

Interior

• Kitchen: Range; Microwave; Dishwasher
• Bedrooms: One main-level bedroom; Multiple second-level bedrooms with wood flooring
• Flooring: Wood flooring in dining room, family room, and second-level bedrooms; Laminate flooring in kitchen and other main-level rooms
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Ceiling fan(s); Full unfinished basement
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-46 ($-547/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (11.3% below list).
• Recommended offer: $169k (11.3% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Case Community Learning Center (math 27% / reading 37%, grade F, #1,135 of 1,584 statewide, top 73%, 379 students, 0% FRL); Litchfield Community Learning Center (math 18% / reading 26%, grade F, #602 of 654 statewide, top 93%, 561 students, 0% FRL); Firestone Community Learning Center (math 21% / reading 51%, grade F, #579 of 781 statewide, top 74%, 1,162 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.0%/yr); 128 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 19y 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 $95k; list at $190k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,562 (11.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

• ARV (median comp): $207,453
• List price: $190,000
• Delta: -8.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
297 Harcourt Dr	0.16mi	3/2.0 (-1)	1,508 (+1%)	5mo	$273,500	$181	81
233 Kenilworth Dr	0.34mi	3/2.0 (-1)	1,547 (+4%)	1mo	$297,950	$193	72
335 Melbourne Ave	0.23mi	3/1.5 (-1)	1,600 (+7%)	3mo	$201,000	$126	68
100 N Hawkins Ave	0.22mi	3/1.0 (-1)	1,568 (+5%)	7mo	$225,000	$143	66
300 Melbourne Ave	0.16mi	3/1.5 (-1)	1,288 (-14%)	3mo	$230,086	$179	60
469 Garnette Rd	0.56mi	3/2.5 (-1)	1,426 (-4%)	3mo	$245,000	$172	57
115 Grandin Rd	0.68mi	3/1.5 (-1)	1,472 (-1%)	2mo	$242,000	$164	57
1159 Garman Rd	0.57mi	3/2.5 (-1)	1,442 (-3%)	8mo	$276,500	$192	55
1126 Greenvale Ave	0.55mi	3/2.0 (-1)	1,340 (-10%)	4mo	$282,500	$211	49
365 Alden Ave	0.69mi	3/1.5 (-1)	1,599 (+7%)	2mo	$110,000	$69	48
508 Clearbrook Dr	0.59mi	3/2.5 (-1)	1,646 (+10%)	2mo	$210,000	$128	47
1450 Edgemoor Ave	0.73mi	3/2.5 (-1)	1,301 (-13%)	7mo	$229,900	$177	32

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 · 7.98% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.53×
• Total profit: $-24,755
• Equity at exit: $28,330

10-year hold

• IRR: 3.2%
• Equity multiple: 1.29×
• Total profit: $15,328
• Equity at exit: $16,428

Cash invested: $53,200 (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 44313

• Rents YoY: 8.0%
• Active inventory: 128
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,686 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$302 /mo · $3,620/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-46

Break-even live

Break-even rent $1,743

Max offer price $181,951

Occupancy floor 98%

Sensitivity live

Price	-10% $62	-5% $8	+0% $-46	+5% $-99	+10% $-153
Rent	-10% $-179	-5% $-112	+0% $-46	+5% $21	+10% $88
Rate	-1.0pp $50	-0.5pp $3	base $-46	+0.5pp $-95	+1.0pp $-145

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
676 Treeside Dr Unit 1496089P Akron, OH	4.0	2.0	1506	$7,887	$5.24	15d	1	0.95mi
218 Twin Oaks Rd Unit 222-16 Akron, OH	3.0	2.0	1400	$1,500	$1.07	45d	1	1.18mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	45d	1	1.36mi
25 N Rose Blvd Unit 1496095P Akron, OH	4.0	2.5	1603	$9,078	$5.66	23d	1	1.38mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	45d	1	1.45mi

Listing history 20 events

1. 2026-05-14
   listed $190,000 Active 1795-char remark
2. 2020-07-13
   status Pending 533-char remark

   Show marketing remark (533 chars)

   Welcome to 1393 Bryden in West Akron. This charming Colonial home with lots of space and generous sized rooms. The home includes roughly 1500 square feet, four bedrooms, and two full baths. This is a first floor master suite right off the dining area. Stunning hardwood floor throughout and lovely wood burning fireplace. Quality built-ins. Newer furnace around 7 years. This home is well-kept and cozy! Conveniently located close to whole foods plaza and national park along with highway access. Call for your private showing today!

3. 2020-07-10
   soldstatus $95,000 Closed 533-char remark

   Show marketing remark (533 chars)

   Welcome to 1393 Bryden in West Akron. This charming Colonial home with lots of space and generous sized rooms. The home includes roughly 1500 square feet, four bedrooms, and two full baths. This is a first floor master suite right off the dining area. Stunning hardwood floor throughout and lovely wood burning fireplace. Quality built-ins. Newer furnace around 7 years. This home is well-kept and cozy! Conveniently located close to whole foods plaza and national park along with highway access. Call for your private showing today!

4. 2020-07-10
   soldstatus $95,000

   Show marketing remark (533 chars)

   Welcome to 1393 Bryden in West Akron. This charming Colonial home with lots of space and generous sized rooms. The home includes roughly 1500 square feet, four bedrooms, and two full baths. This is a first floor master suite right off the dining area. Stunning hardwood floor throughout and lovely wood burning fireplace. Quality built-ins. Newer furnace around 7 years. This home is well-kept and cozy! Conveniently located close to whole foods plaza and national park along with highway access. Call for your private showing today!

5. 2020-05-05
   historical Contingent 533-char remark

   Show marketing remark (533 chars)

   Welcome to 1393 Bryden in West Akron. This charming Colonial home with lots of space and generous sized rooms. The home includes roughly 1500 square feet, four bedrooms, and two full baths. This is a first floor master suite right off the dining area. Stunning hardwood floor throughout and lovely wood burning fireplace. Quality built-ins. Newer furnace around 7 years. This home is well-kept and cozy! Conveniently located close to whole foods plaza and national park along with highway access. Call for your private showing today!

6. 2020-03-29
   status Active 533-char remark

   Show marketing remark (533 chars)

   Welcome to 1393 Bryden in West Akron. This charming Colonial home with lots of space and generous sized rooms. The home includes roughly 1500 square feet, four bedrooms, and two full baths. This is a first floor master suite right off the dining area. Stunning hardwood floor throughout and lovely wood burning fireplace. Quality built-ins. Newer furnace around 7 years. This home is well-kept and cozy! Conveniently located close to whole foods plaza and national park along with highway access. Call for your private showing today!

7. 2020-03-25
   historical Contingent 533-char remark

   Show marketing remark (533 chars)

   Welcome to 1393 Bryden in West Akron. This charming Colonial home with lots of space and generous sized rooms. The home includes roughly 1500 square feet, four bedrooms, and two full baths. This is a first floor master suite right off the dining area. Stunning hardwood floor throughout and lovely wood burning fireplace. Quality built-ins. Newer furnace around 7 years. This home is well-kept and cozy! Conveniently located close to whole foods plaza and national park along with highway access. Call for your private showing today!

8. 2020-03-22
   listed $89,900 Active 533-char remark

   Show marketing remark (533 chars)

   Welcome to 1393 Bryden in West Akron. This charming Colonial home with lots of space and generous sized rooms. The home includes roughly 1500 square feet, four bedrooms, and two full baths. This is a first floor master suite right off the dining area. Stunning hardwood floor throughout and lovely wood burning fireplace. Quality built-ins. Newer furnace around 7 years. This home is well-kept and cozy! Conveniently located close to whole foods plaza and national park along with highway access. Call for your private showing today!

9. 2020-02-02
   historical
10. 2019-11-30
    status Active
11. 2019-11-14
    historical Contingent
12. 2019-11-04
    price $99,900
13. 2019-09-04
    price $109,900
14. 2019-08-02
    listed $119,900 Active
15. 2013-09-04
    historical
16. 2013-04-16
    listed $89,900
17. 2008-03-31
    historical
18. 2007-04-25
    listed $110,000
19. 1995-10-31
    soldstatus $75,000
20. 1986-09-10
    soldstatus $45,000

ⓘ 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: $3,620 · $302/mo
• Projected year-2 tax: $3,620 · $302/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,227
• − Mortgage interest: −$10,643
• − Property taxes: −$3,620
• − Insurance: −$950
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$5,527
• Taxable loss: −$3,749
• Est. tax savings @ 24.0%: +$900
• After-tax cash flow: $353/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): 26,631
• Household income: $75,671
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1193.0

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 (67%)
• Race & ethnicity: White 67% Black 22% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 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: ▼ -164.43%
• Current HPI: 208.6149
• Rent YoY: ▲ 7.98%
• 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

+322.2% since first listed

21 events — show timeline

• 2026-05-19 Pending — MLSNOW
• 2026-05-14 Listed $190,000 MLSNOW
• 2020-07-13 Pending — MLSNOW
• 2020-07-10 Sold (Public Records) $95,000 Public Records
• 2020-07-10 Sold (MLS) $95,000 MLSNOW
• 2020-05-05 Contingent — MLSNOW
• 2020-03-29 Relisted — MLSNOW
• 2020-03-25 Contingent — MLSNOW
• 2020-03-22 Listed $89,900 MLSNOW
• 2020-02-02 Listing Removed — MLSNOW
• 2019-11-30 Relisted — MLSNOW
• 2019-11-14 Contingent — MLSNOW
• 2019-11-04 Price Changed $99,900 MLSNOW
• 2019-09-04 Price Changed $109,900 MLSNOW
• 2019-08-02 Listed $119,900 MLSNOW
• 2013-09-04 Listing Removed — MLSNOW
• 2013-04-16 Listed $89,900 MLSNOW
• 2008-03-31 Listing Removed — MLSNOW
• 2007-04-25 Listed $110,000 MLSNOW
• 1995-10-31 Sold (Public Records) $75,000 Public Records
• 1986-09-10 Sold (Public Records) $45,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,620 · -4.5% YoY. Source: county tax records.