2291 11th St SW · Akron, OH 44314

$99,000

4 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 58 Days on market

Built 1918 5,445 sqft lot $79/sqft · 7% above area Est $93k · 7% over

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +4.4/15.0
• 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

Move-in ready and full of flexible living space, this 3-bedroom, 1.5-bath home also features a finished attic that can easily function as a 4th bedroom, home office, or bonus living area. Fresh carpet and paint throughout give the home a clean, updated feel, making it easy for the next owner to move right in. The layout offers comfortable living space with room to grow, whether you're a homeowner looking for extra space or an investor seeking a solid rental opportunity. The property also includes a full basement providing plenty of storage and potential for additional finished space in the future. Outside, you'll find a private backyard perfect for relaxing or entertaining, along with convenient off-street parking. Located just minutes from the revitalizing Kenmore Blvd district, you'll be close to local restaurants, shops, and entertainment, with quick access to major highways for commuting around Akron. With its flexible layout, move-in ready condition, and strong location, this home offers great potential. Schedule your showing today.

Key facts

• Finished attic
• Private backyard
• Full basement

Tags

• FINISHED ATTIC
• FULL BASEMENT
• PRIVATE BACKYARD
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $408 ($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: $96k (3.0% 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: Rents rising (+3.9%/yr); 104 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% 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 $684 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.66%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (median comp): $92,634
• List price: $99,000
• Delta: 6.87%
• 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
2342 16th St SW	0.31mi	4/1.0	1,303 (+4%)	2mo	$77,000	$59	77
2351 13th St SW	0.15mi	3/1.0 (-1)	1,142 (-8%)	2mo	$55,000	$48	72
2134 7th St SW	0.36mi	3/2.0 (-1)	1,256 (+1%)	4mo	$95,000	$76	70
2186 5th St SW	0.36mi	3/1.0 (-1)	1,288 (+3%)	5mo	$82,000	$64	69
575 Flora Ave	0.44mi	3/2.0 (-1)	1,208 (-3%)	3mo	$120,000	$99	63
2083 17th St SW	0.52mi	3/1.0 (-1)	1,175 (-6%)	4mo	$114,000	$97	58
600 Florida Ave	0.34mi	3/1.5 (-1)	1,368 (+10%)	4mo	$120,000	$88	58
773 Montana Ave	0.37mi	3/1.5 (-1)	1,128 (-10%)	4mo	$83,000	$74	56
2137 12th St SW	0.30mi	3/1.0 (-1)	1,084 (-13%)	5mo	$60,000	$55	55
918 Silvercrest Ave	0.67mi	3/1.0 (-1)	1,152 (-8%)	5mo	$80,000	$69	47
2031 Verde Ave	0.52mi	3/1.5 (-1)	1,072 (-14%)	0mo	$143,000	$133	45
780 Silvercrest Ave	0.63mi	3/1.0 (-1)	1,109 (-11%)	3mo	$140,000	$126	45

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: 10.2%
• Equity multiple: 1.41×
• Total profit: $11,241
• Equity at exit: $14,761

10-year hold

• IRR: 20.0%
• Equity multiple: 2.76×
• Total profit: $48,696
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$519
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $408

Break-even live

Break-even rent $872

Max offer price $99,000

Occupancy floor 66%

Sensitivity live

Price	-10% $464	-5% $436	+0% $408	+5% $380	+10% $352
Rent	-10% $298	-5% $353	+0% $408	+5% $463	+10% $518
Rate	-1.0pp $458	-0.5pp $433	base $408	+0.5pp $382	+1.0pp $356

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	15d	1	0.10mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	15d	1	0.12mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	45d	1	0.17mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	45d	1	0.28mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	45d	1	0.28mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	24d	1	0.38mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	15d	1	0.43mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	0.45mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	15d	1	0.54mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	15d	1	0.60mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	45d	1	0.92mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	24d	1	0.92mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	15d	1	0.93mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	22d	1	0.97mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	22d	1	0.99mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	24d	1	1.02mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	45d	1	1.25mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	22d	1	1.25mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	45d	1	1.39mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	15d	1	1.40mi

Listing history 12 events

1. 2026-05-07
   price $99,000 1053-char remark

   Show marketing remark (1053 chars)

   Move-in ready and full of flexible living space, this 3-bedroom, 1.5-bath home also features a finished attic that can easily function as a 4th bedroom, home office, or bonus living area. Fresh carpet and paint throughout give the home a clean, updated feel, making it easy for the next owner to move right in. The layout offers comfortable living space with room to grow, whether you're a homeowner looking for extra space or an investor seeking a solid rental opportunity. The property also includes a full basement providing plenty of storage and potential for additional finished space in the future. Outside, you'll find a private backyard perfect for relaxing or entertaining, along with convenient off-street parking. Located just minutes from the revitalizing Kenmore Blvd district, you'll be close to local restaurants, shops, and entertainment, with quick access to major highways for commuting around Akron. With its flexible layout, move-in ready condition, and strong location, this home offers great potential. Schedule your showing today.

2. 2026-03-28
   historical $1,150
3. 2026-03-25
   listed $104,900 Active 1053-char remark

   Show marketing remark (1053 chars)

   Move-in ready and full of flexible living space, this 3-bedroom, 1.5-bath home also features a finished attic that can easily function as a 4th bedroom, home office, or bonus living area. Fresh carpet and paint throughout give the home a clean, updated feel, making it easy for the next owner to move right in. The layout offers comfortable living space with room to grow, whether you're a homeowner looking for extra space or an investor seeking a solid rental opportunity. The property also includes a full basement providing plenty of storage and potential for additional finished space in the future. Outside, you'll find a private backyard perfect for relaxing or entertaining, along with convenient off-street parking. Located just minutes from the revitalizing Kenmore Blvd district, you'll be close to local restaurants, shops, and entertainment, with quick access to major highways for commuting around Akron. With its flexible layout, move-in ready condition, and strong location, this home offers great potential. Schedule your showing today.

4. 2025-11-12
   listed $1,150
5. 2025-11-12
   historical
6. 2025-09-11
   listed $125,000 Active
7. 2025-09-05
   historical
8. 2025-08-06
   price $125,000
9. 2025-06-16
   price $133,000
10. 2025-06-11
    listed $144,000 Active
11. 2023-11-21
    soldstatus $132,000
12. 1989-07-31
    soldstatus $32,900

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $1,543 · $129/mo
• Expected delta: +$2/yr ($0/mo · 0.1%)

ⓘ 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 ≥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: $16,659
• − Mortgage interest: −$5,546
• − Property taxes: −$1,541
• − Insurance: −$495
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$2,880
• Taxable income: $3,532
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $4,047/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

+200.9% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $99,000 MLSNOW
• 2026-03-28 Rental Removed $1,150 SHOWMOJO
• 2026-03-25 Listed $104,900 MLSNOW
• 2025-11-12 Listed for Rent $1,150 SHOWMOJO
• 2025-11-12 Listing Removed — MLSNOW
• 2025-09-11 Listed $125,000 MLSNOW
• 2025-09-05 Listing Removed — MLSNOW
• 2025-08-06 Price Changed $125,000 MLSNOW
• 2025-06-16 Price Changed $133,000 MLSNOW
• 2025-06-11 Listed $144,000 MLSNOW
• 2023-11-21 Sold (Public Records) $132,000 Public Records
• 1989-07-31 Sold (Public Records) $32,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,541 · -3.8% YoY. Source: county tax records.