970 Allendale Ave · Akron, OH 44306

$104,900

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 76 Days on market

Built 1927 4,839 sqft lot $87/sqft · 15% above area Est $91k · 15% over ↓ 12% since listing

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Why this score? — see what drove the C 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +6.9/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully Renovated Colonial – Exceptional Value for Homeowners or Investors! Step inside this completely renovated 3-bedroom Colonial that perfectly blends modern comfort with classic charm. Every detail has been thoughtfully updated—featuring a brand-new eat-in kitchen, stylishly redesigned bathroom, and a beautifully finished third-floor attic offering flexible space for a home office, guest room, or bonus living area. Enjoy the inviting enclosed front porch, ideal for morning coffee or evening relaxation. Outside, you’ll find a detached garage and additional storage shed, providing plenty of room for vehicles, tools, or hobbies. This home is truly move-in ready, making it an outstanding choice for both owner-occupants seeking a stress-free lifestyle and investors looking for a turnkey rental property in a high-demand area. Conveniently located near shopping, dining, and freeway access—this property offers strong long-term value and growth potential. Whether you’re ready to move in or expand your investment portfolio, this renovated gem is a must-see!

Key facts

• Fully renovated
• Redesigned bathroom
• Eat-in kitchen

Tags

• FULLY RENOVATED
• EAT-IN KITCHEN
• REDESIGNED BATHROOM
• FINISHED THIRD-FLOOR ATTIC
• ENCLOSED FRONT PORCH
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 (+7.6%/yr); 71 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent runs 36% of the median local income ($42k/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 $725 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 + 7.6% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.19% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.78%
• DSCR: 1.52
• GRM: 7.0

CMA / ARV

• ARV (median comp): $91,368
• List price: $104,900
• Delta: 14.81%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
485 E Archwood Ave	0.51mi	3/1.0	1,204 (0%)	1mo	$101,000	$84	76
521 E Archwood Ave	0.47mi	3/1.0	1,216 (+1%)	2mo	$73,500	$60	75
884 Lovers Ln	0.38mi	3/1.0	1,149 (-5%)	1mo	$90,000	$78	74
1212 Tulip St	0.49mi	3/1.0	1,236 (+3%)	2mo	$114,000	$92	71
1281 Neptune Ave	0.53mi	3/2.0	1,172 (-3%)	2mo	$120,000	$102	65
390 Cole Ave	0.57mi	3/1.0	1,104 (-8%)	2mo	$110,000	$100	58
885 Brown St	0.45mi	4/2.0 (+1)	1,280 (+6%)	2mo	$93,500	$73	58
1100 Beardsley St	0.49mi	3/1.0	1,075 (-11%)	2mo	$107,000	$100	58
870 E Archwood Ave	0.60mi	3/1.0	1,088 (-10%)	2mo	$123,000	$113	54
1240 Tulip St	0.53mi	2/1.5 (-1)	1,107 (-8%)	2mo	$135,000	$122	54
1215 Sherman St	0.67mi	3/1.0	1,100 (-9%)	2mo	$134,500	$122	53
871 N Firestone Blvd	0.72mi	3/1.0	1,107 (-8%)	1mo	$74,000	$67	52

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.25×
• Total profit: $7,469
• Equity at exit: $15,641

10-year hold

• IRR: 19.3%
• Equity multiple: 2.96×
• Total profit: $57,699
• Equity at exit: $9,070

Cash invested: $29,372 (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 44306

• Rents YoY: 7.6%
• Active inventory: 71
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$550
• Tax from tax record: −$106 /mo · $1,266/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $288

Break-even live

Break-even rent $885

Max offer price $104,900

Occupancy floor 72%

Sensitivity live

Price	-10% $348	-5% $318	+0% $288	+5% $259	+10% $229
Rent	-10% $190	-5% $239	+0% $288	+5% $338	+10% $387
Rate	-1.0pp $341	-0.5pp $315	base $288	+0.5pp $261	+1.0pp $234

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	24d	1	0.15mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	45d	1	0.17mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	45d	1	0.17mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	45d	1	0.20mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	45d	1	0.21mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	45d	1	0.24mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	45d	1	0.26mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	24d	1	0.44mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	45d	1	0.44mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	15d	1	0.45mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	0.49mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	45d	1	0.52mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	15d	1	0.53mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	15d	1	0.55mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	24d	1	0.55mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	45d	1	0.59mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	45d	1	0.59mi
1005 Pardee Ave Akron, OH	2.0	1.0	862	$1,025	$1.19	45d	1	0.61mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	45d	1	0.66mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	15d	1	0.74mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	15d	1	0.80mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	45d	1	0.81mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	45d	1	0.81mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	22d	1	0.82mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$1,174	$1.03	15d	1	0.83mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	24d	1	0.84mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	24d	1	0.87mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	45d	1	0.87mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	45d	1	0.89mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	45d	1	0.89mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	45d	1	0.92mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	45d	1	0.92mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	45d	1	0.94mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	24d	1	0.96mi
920 Clement St Akron, OH	2.0	1.0	940	$995	$1.06	15d	1	0.98mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	24d	1	1.02mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	45d	1	1.03mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	1.03mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	45d	1	1.04mi
467 Spicer St Akron, OH	2.0	1.0	800	$915	$1.14	24d	1	1.08mi

Listing history 28 events

1. 2026-06-21
   days on market $104,900 Active 76 DOM
2. 2026-06-18
   days on market $104,900 Active 73 DOM
3. 2026-06-17
   days on market $104,900 Active 72 DOM
4. 2026-06-16
   days on market $104,900 Active 71 DOM
5. 2026-06-15
   days on market $104,900 Active 70 DOM
6. 2026-06-14
   days on market $104,900 Active 68 DOM
7. 2026-06-13
   days on market $104,900 Active 67 DOM
8. 2026-06-10
   days on market $104,900 Active 65 DOM
9. 2026-06-09
   days on market $104,900 Active 64 DOM
10. 2026-06-08
    days on market $104,900 Active 63 DOM
11. 2026-06-07
    days on market $104,900 Active 62 DOM
12. 2026-06-05
    statusdays on market $104,900 Active 59 DOM
13. 2026-06-03
    days on market $104,900 Contingent 58 DOM
14. 2026-06-02
    days on market $104,900 Contingent 57 DOM
15. 2026-06-01
    days on market $104,900 Contingent 56 DOM
16. 2026-05-31
    days on market $104,900 Contingent 55 DOM
17. 2026-05-31
    days on market $104,900 Contingent 54 DOM
18. 2026-05-18
    historical Contingent 1096-char remark

    Show marketing remark (1096 chars)

    Fully Renovated Colonial – Exceptional Value for Homeowners or Investors! Step inside this completely renovated 3-bedroom Colonial that perfectly blends modern comfort with classic charm. Every detail has been thoughtfully updated—featuring a brand-new eat-in kitchen, stylishly redesigned bathroom, and a beautifully finished third-floor attic offering flexible space for a home office, guest room, or bonus living area. Enjoy the inviting enclosed front porch, ideal for morning coffee or evening relaxation. Outside, you’ll find a detached garage and additional storage shed, providing plenty of room for vehicles, tools, or hobbies. This home is truly move-in ready, making it an outstanding choice for both owner-occupants seeking a stress-free lifestyle and investors looking for a turnkey rental property in a high-demand area. Conveniently located near shopping, dining, and freeway access—this property offers strong long-term value and growth potential. Whether you’re ready to move in or expand your investment portfolio, this renovated gem is a must-see!

19. 2026-04-06
    listed $104,900 Active 1096-char remark

    Show marketing remark (1096 chars)

    Fully Renovated Colonial – Exceptional Value for Homeowners or Investors! Step inside this completely renovated 3-bedroom Colonial that perfectly blends modern comfort with classic charm. Every detail has been thoughtfully updated—featuring a brand-new eat-in kitchen, stylishly redesigned bathroom, and a beautifully finished third-floor attic offering flexible space for a home office, guest room, or bonus living area. Enjoy the inviting enclosed front porch, ideal for morning coffee or evening relaxation. Outside, you’ll find a detached garage and additional storage shed, providing plenty of room for vehicles, tools, or hobbies. This home is truly move-in ready, making it an outstanding choice for both owner-occupants seeking a stress-free lifestyle and investors looking for a turnkey rental property in a high-demand area. Conveniently located near shopping, dining, and freeway access—this property offers strong long-term value and growth potential. Whether you’re ready to move in or expand your investment portfolio, this renovated gem is a must-see!

20. 2025-11-30
    historical
21. 2025-10-29
    price $98,000
22. 2025-08-17
    price $105,000
23. 2025-06-06
    status Active
24. 2025-05-25
    historical Contingent
25. 2025-05-10
    price $110,000
26. 2025-03-29
    price $115,000
27. 2025-02-23
    status Active
28. 2025-02-10
    listed $119,000 Active

ⓘ 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: $1,266 · $106/mo
• Projected year-2 tax: $1,451 · $121/mo
• Expected delta: +$185/yr (+$15/mo · 14.6%)

ⓘ 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 · 16 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: $15,003
• − Mortgage interest: −$5,876
• − Property taxes: −$1,266
• − Insurance: −$524
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,052
• Taxable income: $1,884
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $3,008/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): 20,905
• Household income: $41,688
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1251.0

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 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 2% Iranian 1% Scotch-Irish 1%
• Foreign-born: 4% · Vietnam, Canada, Philippines
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Vietnamese 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: ▼ -101.46%
• Current HPI: 132.768
• Rent YoY: ▲ 7.63%
• 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

-11.8% since first listed

11 events — show timeline

• 2026-05-18 Contingent — MLSNOW
• 2026-04-06 Listed $104,900 MLSNOW
• 2025-11-30 Listing Removed — MLSNOW
• 2025-10-29 Price Changed $98,000 MLSNOW
• 2025-08-17 Price Changed $105,000 MLSNOW
• 2025-06-06 Relisted — MLSNOW
• 2025-05-25 Contingent — MLSNOW
• 2025-05-10 Price Changed $110,000 MLSNOW
• 2025-03-29 Price Changed $115,000 MLSNOW
• 2025-02-23 Relisted — MLSNOW
• 2025-02-10 Listed $119,000 MLSNOW

Property tax history

+6.7%/yr

Latest (2025): $1,266 · +0.2% YoY. Source: county tax records.