549 Parkdale Dr · Akron, OH 44307

$65,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 24 Days on market

Built 1916 5,558 sqft lot $57/sqft · 8% below area Est $72k · 8% 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 +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Character, charm, and potential all in one. This 3-bedroom century home sits across from the lake and offers beautiful views from the enclosed sun porch along with plenty of space inside to make your own. Original details add warmth and personality throughout the home, while the partially finished basement adds extra flexibility. Whether you're an investor, renovator, or buyer looking for a project, this property offers a rare opportunity to restore a home with history and a setting that stands out!

Key facts

• Lake views
• Original details
• Enclosed sun porch

Tags

• LAKE VIEWS
• ENCLOSED SUN PORCH
• PARTIALLY FINISHED BASEMENT
• ORIGINAL DETAILS
• RESTORATION OPPORTUNITY

Property features AI

Exterior

• Parking: Driveway and off-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story brick home; Asphalt/fiberglass roof; Below-grade finished area: 220 (finished basement); Above-grade finished area: 1,152
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Enclosed front porch and additional porch; Patio; Property has a view

Interior

• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Ceiling fans for cooling
• Interior features: Full basement with interior entry and partial finish; Has fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $65k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.7% 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: 42 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1,214/mo this rent would consume 53% 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 $327 of equity ($456 loan paydown + $-129 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,911 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — 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: 1.84% ✓
• Cap rate: 16.72%
• Cash-on-cash: 37.23%
• DSCR: 2.66
• GRM: 4.5

CMA / ARV

• ARV (median comp): $72,005
• List price: $65,900
• Delta: -8.48%
• 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
815 Longview Ave	0.38mi	3/1.0	1,152 (0%)	3mo	$53,701	$47	80
994 Moeller Ave	0.25mi	3/1.0	1,047 (-9%)	1mo	$105,000	$100	72
1063 Raymond St	0.39mi	3/1.0	1,084 (-6%)	8mo	$50,000	$46	66
924 Lane St	0.39mi	3/1.0	1,040 (-10%)	4mo	$43,070	$41	62
977 Raymond St	0.44mi	2/1.0 (-1)	1,262 (+10%)	1mo	$168,000	$133	58
650 Easter Ave	0.73mi	3/1.0	1,179 (+2%)	7mo	$50,000	$42	56
1352 Diagonal Rd	0.75mi	3/1.0	1,200 (+4%)	5mo	$108,500	$90	54
923 Russell Ave	0.71mi	3/1.0	1,244 (+8%)	1mo	$142,000	$114	53
741 Jason Ave	0.72mi	3/1.5	1,241 (+8%)	6mo	$117,500	$95	47
1311 Superior Ave	0.63mi	3/1.0	1,008 (-12%)	4mo	$50,000	$50	46
1368 Winton Ave	0.73mi	3/1.0	1,038 (-10%)	7mo	$82,000	$79	44
364 Campbell St	0.58mi	3/1.0	984 (-15%)	8mo	$78,000	$79	42

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: 37.8%
• Equity multiple: 2.84×
• Total profit: $33,905
• Equity at exit: $18,491

10-year hold

• IRR: 41.2%
• Equity multiple: 5.57×
• Total profit: $84,345
• Equity at exit: $21,719

Cash invested: $18,452 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$346
• Tax from tax record: −$14 /mo · $165/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $572

Break-even live

Break-even rent $490

Max offer price $65,900

Occupancy floor 48%

Sensitivity live

Price	-10% $610	-5% $591	+0% $572	+5% $554	+10% $535
Rent	-10% $477	-5% $525	+0% $572	+5% $620	+10% $668
Rate	-1.0pp $606	-0.5pp $589	base $572	+0.5pp $555	+1.0pp $538

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	24d	1	0.12mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	44d	1	0.13mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	0.13mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	44d	1	0.16mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	44d	1	0.52mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	44d	1	0.54mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	44d	1	0.60mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	24d	1	0.65mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	24d	1	0.68mi
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	24d	1	0.69mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	44d	1	0.69mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	44d	1	0.75mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	44d	1	0.78mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	24d	1	0.80mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	24d	1	0.82mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	44d	1	0.88mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	44d	1	0.91mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	44d	1	0.91mi
1040 Mercer Ave Akron, OH	3.0	1.0	850	$1,400	$1.65	21d	1	0.92mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	21d	1	0.95mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	44d	1	0.96mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	24d	1	0.99mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	1.07mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	14d	1	1.16mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	1.18mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	1.19mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	44d	2	1.24mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	44d	1	1.26mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	14d	1	1.26mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	24d	1	1.27mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	24d	1	1.27mi
1310 Bellevue Ave Unit Right Akron, OH	2.0	1.0	800	$990	$1.24	44d	1	1.31mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	44d	1	1.40mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	21d	1	1.41mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	24d	1	1.41mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	44d	1	1.41mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	24d	1	1.41mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	44d	1	1.44mi
465 Grace Ave Akron, OH	2.0	1.0	850	$850	$1.00	44d	1	1.44mi
1335 Thurston St Unit 1335 Akron, OH	2.0	1.0	700	$825	$1.18	14d	1	1.45mi

Listing history 4 events

1. 2026-06-01
   status $65,900 Pending 24 DOM
2. 2026-05-31
   days on market $65,900 Active 24 DOM
3. 2026-05-31
   days on market $65,900 Active 23 DOM
4. 2026-05-07
   listed $65,900 Active 504-char remark

ⓘ 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: $165 · $14/mo
• Projected year-2 tax: $596 · $50/mo
• Expected delta: +$432/yr (+$36/mo · 262.0%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,571
• − Mortgage interest: −$3,691
• − Property taxes: −$165
• − Insurance: −$330
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$1,917
• Taxable income: $6,137
• Est. tax owed @ 24.0%: −$1,473
• After-tax cash flow: $5,397/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

2 events — show timeline

• 2026-05-31 Pending — MLSNOW
• 2026-05-07 Listed $65,900 MLSNOW

Property tax history

-7.7%/yr

Latest (2025): $165 · -11.6% YoY. Source: county tax records.