1365 Marcy St · Akron, OH 44301

$94,500

3 bd · 1.0 ba · 1,313 sqft · SingleFamily public records · 56 Days on market

Built 1939 5,488 sqft lot $72/sqft · 6% above area Est $89k · 6% 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 +8.5/10.0
• ARV discount +4.6/15.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors—turnkey rental opportunity with immediate cash flow! Well-maintained 3-bedroom, 1-bath bungalow is tenant-occupied with a reliable renter paying $1,050/month (non-Section 8) under lease through October 31, 2026, and interested in staying making this a stable, income-producing asset from day one. Home features hardwood floors, updated vinyl windows (excluding kitchen window), full unfinished basement, & relaxing front porch. 2-car garage adds additional value and tenant appeal. Key mechanical updates include an updated electrical panel, good dimensional roof, solid furnace, & hot water tank—providing peace of mind for investors. Affordable entry poin

Key facts

• 2 car garage
• Hardwood floors
• Relaxing front porch

Tags

• HARDWOOD FLOORS
• UPDATED VINYL WINDOWS
• FULL UNFINISHED BASEMENT
• RELAXING FRONT PORCH
• 2 CAR GARAGE
• UPDATED ELECTRICAL PANEL

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home; Asphalt/fiberglass roof; Aluminum and wood siding
• Construction: Built (year per public records); Aluminum siding; Wood siding; Asphalt/fiberglass roof
• Exterior features: Partial chain-link fencing

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced-air gas heating
• Interior features: Full unfinished basement; Porch; One fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 fast (+4.6%/yr); 83 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); 58% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $653 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 + 4.6% rent growth), your $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,665 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1939 — 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: 1.35% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.29%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $88,811
• List price: $94,500
• Delta: 6.41%
• 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
1212 Tulip St	0.48mi	3/1.0	1,236 (-6%)	2mo	$114,000	$92	66
1429 Bellows St	0.41mi	3/1.0	1,198 (-9%)	3mo	$150,000	$125	64
1332 Highbrook St	0.35mi	4/1.5 (+1)	1,402 (+7%)	3mo	$167,000	$119	63
1235 Bellows St	0.07mi	4/2.0 (+1)	1,494 (+14%)	3mo	$84,900	$57	62
378 Cypress Ave	0.74mi	3/1.0	1,307 (-0%)	3mo	$127,900	$98	62
485 E Archwood Ave	0.59mi	3/1.0	1,204 (-8%)	1mo	$101,000	$84	58
370 Cypress Ave	0.73mi	3/1.0	1,373 (+5%)	1mo	$150,000	$109	57
521 E Archwood Ave	0.66mi	3/1.0	1,216 (-7%)	2mo	$73,500	$60	55
1222 Lily St	0.43mi	3/1.0	1,132 (-14%)	2mo	$107,000	$95	55
1500 Beardsley St	0.72mi	4/1.0 (+1)	1,373 (+5%)	3mo	$118,500	$86	51
888 Beardsley St	0.70mi	3/2.0	1,453 (+11%)	3mo	$92,000	$63	43
361 S Firestone Blvd	0.70mi	3/2.5	1,482 (+13%)	1mo	$235,000	$159	39

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.37×
• Total profit: $9,690
• Equity at exit: $14,090

10-year hold

• IRR: 19.6%
• Equity multiple: 2.77×
• Total profit: $46,906
• Equity at exit: $8,171

Cash invested: $26,460 (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 44301

• Home prices YoY: -25.7%
• Rents YoY: 4.6%
• Active inventory: 83
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$496
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $359

Break-even live

Break-even rent $819

Max offer price $94,500

Occupancy floor 67%

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.12mi
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	44d	1	0.16mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	44d	1	0.17mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	44d	1	0.18mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	23d	1	0.20mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	44d	1	0.29mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	44d	1	0.33mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	44d	1	0.33mi
78 E Mapledale Ave Akron, OH	4.0	1.5	1600	$1,500	$0.94	14d	1	0.38mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	44d	1	0.40mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	44d	1	0.43mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	44d	1	0.48mi
373 N Firestone Blvd Akron, OH	4.0	1.5	1590	$1,550	$0.97	44d	1	0.49mi
44 E Brookside Ave Akron, OH	2.0	1.0	1762	$900	$0.51	14d	1	0.51mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	44d	1	0.59mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	44d	1	0.62mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	44d	1	0.65mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	44d	1	0.67mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.68mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	44d	1	0.69mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	44d	1	0.69mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	23d	1	0.74mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	0.75mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	44d	1	0.82mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	0.83mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	14d	1	0.86mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	44d	1	0.87mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	44d	1	1.00mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	23d	1	1.01mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	23d	1	1.07mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	1.09mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	1.09mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	14d	14	1.16mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	14d	1	1.21mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	44d	1	1.22mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	44d	1	1.26mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	14d	1	1.28mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	1.28mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	23d	1	1.32mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	1.33mi

Listing history 32 events

1. 2026-06-18
   days on market $94,500 Active 56 DOM
2. 2026-06-17
   days on market $94,500 Active 55 DOM
3. 2026-06-16
   days on market $94,500 Active 54 DOM
4. 2026-06-15
   price $94,500 Active 53 DOM
5. 2026-06-15
   days on market $99,500 Active 53 DOM
6. 2026-06-14
   days on market $99,500 Active 51 DOM
7. 2026-06-13
   days on market $99,500 Active 50 DOM
8. 2026-06-10
   days on market $99,500 Active 48 DOM
9. 2026-06-09
   days on market $99,500 Active 47 DOM
10. 2026-06-08
    days on market $99,500 Active 46 DOM
11. 2026-06-07
    days on market $99,500 Active 45 DOM
12. 2026-06-05
    days on market $99,500 Active 42 DOM
13. 2026-06-03
    days on market $99,500 Active 41 DOM
14. 2026-06-02
    days on market $99,500 Active 40 DOM
15. 2026-06-01
    days on market $99,500 Active 39 DOM
16. 2026-05-31
    days on market $99,500 Active 38 DOM
17. 2026-05-31
    days on market $99,500 Active 37 DOM
18. 2026-04-23
    listed $99,500 Active 1050-char remark
19. 2025-09-05
    historical
20. 2025-08-25
    listed $104,900 Active
21. 2024-11-04
    historical $1,025
22. 2024-10-17
    historical $1,025
23. 2024-10-17
    listed $1,025
24. 2024-10-10
    listed $1,100
25. 2024-10-10
    historical $1,100
26. 2024-10-07
    listed $1,100
27. 2020-02-14
    soldstatus $318,000
28. 2006-08-04
    historical
29. 2006-04-04
    listed $68,000
30. 2006-01-18
    soldstatus $19,800
31. 2005-10-28
    listed $19,800
32. 1998-11-12
    soldstatus $40,000

ⓘ 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: $1,342 · $112/mo
• Projected year-2 tax: $1,408 · $117/mo
• Expected delta: +$66/yr (+$5/mo · 4.9%)

ⓘ 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: $15,281
• − Mortgage interest: −$5,293
• − Property taxes: −$1,342
• − Insurance: −$472
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$2,749
• Taxable income: $2,979
• Est. tax owed @ 24.0%: −$715
• After-tax cash flow: $3,596/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): 13,668
• Household income: $51,321
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 446.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Black 30% Two or more races 11% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -74.09%
• Current HPI: 213.697
• Rent YoY: ▲ 4.62%
• 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

+136.2% since first listed

16 events — show timeline

• 2026-06-15 Price Changed $94,500 MLSNOW
• 2026-04-23 Listed $99,500 MLSNOW
• 2025-09-05 Listing Removed — MLSNOW
• 2025-08-25 Listed $104,900 MLSNOW
• 2024-11-04 Rental Removed $1,025 SHOWMOJO
• 2024-10-17 Rental Removed $1,025 RENTALBEAST
• 2024-10-17 Listed for Rent $1,025 SHOWMOJO
• 2024-10-10 Listed for Rent $1,100 RENTALBEAST
• 2024-10-10 Rental Removed $1,100 SHOWMOJO
• 2024-10-07 Listed for Rent $1,100 SHOWMOJO
• 2020-02-14 Sold (Public Records) $318,000 Public Records
• 2006-08-04 Listing Removed — MLSNOW
• 2006-04-04 Listed $68,000 MLSNOW
• 2006-01-18 Sold (MLS) $19,800 MLSNOW
• 2005-10-28 Listed $19,800 MLSNOW
• 1998-11-12 Sold (Public Records) $40,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,342 · +0.2% YoY. Source: county tax records.