823 Marie Ave · Akron, OH 44314

$99,900

3 bd · 2.0 ba · 1,808 sqft · SingleFamily public records · 24 Days on market

Built 1926 9,517 sqft lot $55/sqft · 13% below area Est $115k · 13% 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 +29.8/30.0
• ARV discount +13.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

Bank Owned - Please review broker's remarks. Colonial. 3 bedrooms up. Great opportunity. Second parcel included. Makes a spacious double lot. Bring your buyer!

Key facts

• New hot water heater
• Large yard
• First floor

Tags

• OVERSIZED LOT
• OUTDOOR SPACE
• FIRST FLOOR
• NEW HOT WATER HEATER
• LARGE YARD
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; Vinyl siding; Block foundation; Asphalt/fiberglass roof
• Construction: Built (year per public records); Vinyl siding construction; Block foundation; Asphalt and fiberglass roof
• Exterior features: Partial fencing

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 34% 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 $691 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.78%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $115,052
• List price: $99,900
• Delta: -13.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
648 Lakemont Ave	0.33mi	3/2.5	1,833 (+1%)	14mo	$194,900	$106	69
896 Lakewood Blvd	0.17mi	4/1.0 (+1)	1,844 (+2%)	20mo	$139,400	$76	63
2016 13th St SW	0.64mi	3/1.0	1,828 (+1%)	6mo	$87,300	$48	59
1776 East Ave	0.44mi	3/1.5	1,692 (-6%)	16mo	$153,000	$90	54
948 Saxon Ave	0.25mi	4/1.0 (+1)	1,664 (-8%)	22mo	$122,000	$73	48
898 Iona Ave	0.71mi	4/2.0 (+1)	1,698 (-6%)	6mo	$51,000	$30	47
647 Harrison Ave	0.72mi	3/1.5	1,670 (-8%)	8mo	$163,000	$98	45
1239 Manchester Rd	0.64mi	3/1.0	1,627 (-10%)	16mo	$80,000	$49	36
606 Blanche St	0.69mi	4/1.0 (+1)	1,547 (-14%)	17mo	$140,000	$90	20

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $8,509
• Equity at exit: $14,895

10-year hold

• IRR: 17.8%
• Equity multiple: 2.53×
• Total profit: $42,862
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$524
• Tax from tax record: −$128 /mo · $1,534/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $368

Break-even live

Break-even rent $878

Max offer price $99,900

Occupancy floor 68%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
788 Saxon Ave Akron, OH	4.0	1.0	2280	$1,731	$0.76	23d	1	0.27mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	0.27mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	43d	1	0.55mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	0.56mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	43d	1	0.63mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	0.76mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	43d	1	0.89mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	43d	1	0.91mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	43d	1	0.92mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	0.99mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	1.02mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	43d	1	1.03mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	43d	1	1.08mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	14d	1	1.09mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	1.30mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	43d	1	1.38mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	23d	1	1.48mi

Listing history 25 events

1. 2026-05-08
   historical Contingent 467-char remark
2. 2026-05-04
   listed $99,900 Active 467-char remark
3. 2023-03-27
   price $69,000
4. 2020-08-25
   price $69,000
5. 2020-08-25
   price $69,000
6. 2019-06-28
   price $69,000
7. 2016-08-31
   soldstatus $18,500 Sold

   Show marketing remark (159 chars)

   Bank Owned - Please review broker's remarks. Colonial. 3 bedrooms up. Great opportunity. Second parcel included. Makes a spacious double lot. Bring your buyer!

8. 2016-08-11
   status Pending

   Show marketing remark (159 chars)

   Bank Owned - Please review broker's remarks. Colonial. 3 bedrooms up. Great opportunity. Second parcel included. Makes a spacious double lot. Bring your buyer!

9. 2016-08-10
   listed $19,900 Active

   Show marketing remark (159 chars)

   Bank Owned - Please review broker's remarks. Colonial. 3 bedrooms up. Great opportunity. Second parcel included. Makes a spacious double lot. Bring your buyer!

10. 2006-05-25
    soldstatus $46,000
11. 2006-05-19
    soldstatus $46,000
12. 2006-04-28
    historical
13. 2006-03-29
    listed $49,900
14. 2006-03-28
    historical
15. 2006-03-12
    historical
16. 2005-12-28
    listed $53,000
17. 2005-12-13
    listed $59,900
18. 2005-10-11
    soldstatus $60,000
19. 2000-01-07
    price $69,900
20. 2000-01-07
    price $69,900
21. 2000-01-07
    price $69,900
22. 2000-01-07
    historical
23. 2000-01-07
    price $69,900
24. 2000-01-07
    soldstatus $60,000
25. 1999-01-09
    listed $69,900

ⓘ 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: $1,534 · $128/mo
• Projected year-2 tax: $1,546 · $129/mo
• Expected delta: +$12/yr (+$1/mo · 0.8%)

ⓘ 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: $16,121
• − Mortgage interest: −$5,596
• − Property taxes: −$1,534
• − Insurance: −$500
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$2,906
• Taxable income: $3,006
• Est. tax owed @ 24.0%: −$721
• After-tax cash flow: $3,694/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

+93.1% since first listed

27 events — show timeline

• 2026-06-03 Sold (MLS) $135,000 MLSNOW
• 2026-05-29 Pending — MLSNOW
• 2026-05-08 Contingent — MLSNOW
• 2026-05-04 Listed $99,900 MLSNOW
• 2023-03-27 Price Changed $69,000 MLSNOW
• 2020-08-25 Price Changed $69,000 MLSNOW
• 2020-08-25 Price Changed $69,000 MLSNOW
• 2019-06-28 Price Changed $69,000 MLSNOW
• 2016-08-31 Sold (MLS) $18,500 MLSNOW
• 2016-08-11 Pending — MLSNOW
• 2016-08-10 Listed $19,900 MLSNOW
• 2006-05-25 Sold (Public Records) $46,000 Public Records
• 2006-05-19 Sold (MLS) $46,000 MLSNOW
• 2006-04-28 Listing Removed — MLSNOW
• 2006-03-29 Listed $49,900 MLSNOW
• 2006-03-28 Listing Removed — MLSNOW
• 2006-03-12 Listing Removed — MLSNOW
• 2005-12-28 Listed $53,000 MLSNOW
• 2005-12-13 Listed $59,900 MLSNOW
• 2005-10-11 Sold (Public Records) $60,000 Public Records
• 2000-01-07 Sold (Public Records) $60,000 Public Records
• 2000-01-07 Price Changed $69,900 MLSNOW
• 2000-01-07 Listing Removed — MLSNOW
• 2000-01-07 Price Changed $69,900 MLSNOW
• 2000-01-07 Price Changed $69,900 MLSNOW
• 2000-01-07 Price Changed $69,900 MLSNOW
• 1999-01-09 Listed $69,900 MLSNOW

Property tax history

+0.7%/yr

Latest (2025): $1,534 · -3.3% YoY. Source: county tax records.