1203 Sarlson Ave · Akron, OH 44314

$134,500

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 97 Days on market

Built 1952 7,801 sqft lot $136/sqft · at area comps Est $139k · at est. ↓ 9% since listing

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Why this score? — see what drove the D 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 +12.7/30.0
• ARV discount +8.8/15.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 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

Welcome home to this charming and well-maintained 3-bedroom, 1-bath ranch offering comfortable one-level living! This single-family home features a bright and inviting living space. The spacious eat-in kitchen offers ample cabinet and counter space, updated countertops, and a stylish wood accent wall that adds warmth and character. All three bedrooms are conveniently located on the main level along with a full bath, creating an easy and functional layout. Main-floor laundry adds everyday convenience. Outside, you’ll love the fully fenced backyard—perfect for pets, play, or entertaining—complete with chain-link fencing for added security. The detached 1-car garage. Additional highlights include central air, forced-air heat, asphalt roof, public water and sewer, and no HOA restrictions New service entry line and new Electrical panel 2026! Furnace and A/C are 2 years old!!!

Key facts

• Wood accent wall
• Main floor laundry
• One level living

Tags

• ONE LEVEL LIVING
• SPACIOUS EAT IN KITCHEN
• WOOD ACCENT WALL
• MAIN FLOOR LAUNDRY
• FULLY FENCED BACKYARD
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $-15 ($-177/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (10.3% below list).
• Recommended offer: $121k (10.3% below list) — sets the bar for 1% rule.

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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% 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 $930 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,708 (10.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

• ARV (median comp): $138,532
• List price: $134,500
• Delta: -2.91%
• 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
1227 Flanders Ave	0.11mi	3/1.0	936 (-6%)	3mo	$164,900	$176	83
1288 Nestor Ave	0.22mi	2/1.5 (-1)	968 (-2%)	1mo	$125,000	$129	78
1240 W Waterloo Rd	0.28mi	3/2.0	960 (-3%)	1mo	$137,500	$143	77
957 Carnegie Ave	0.52mi	3/1.0	1,008 (+2%)	1mo	$155,000	$154	72
1270 Welsh Ave	0.49mi	3/1.0	1,040 (+5%)	1mo	$80,000	$77	68
1241 Mcintosh Ave	0.43mi	2/1.0 (-1)	1,020 (+3%)	4mo	$100,000	$98	67
176 Grace Ave	0.52mi	3/2.0	960 (-3%)	2mo	$220,000	$229	65
2650 30th St SW	0.27mi	3/1.0	1,134 (+14%)	1mo	$62,500	$55	63
2967 Millbrook St	0.72mi	3/1.0	936 (-6%)	2mo	$131,000	$140	55
835 Carnegie Ave	0.74mi	4/1.0 (+1)	936 (-6%)	3mo	$172,000	$184	49
1146 Wooster Rd N	0.65mi	4/1.0 (+1)	906 (-9%)	3mo	$38,000	$42	48
963 Winston St	0.54mi	4/2.0 (+1)	864 (-13%)	3mo	$175,000	$203	42

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-21,576
• Equity at exit: $20,054

10-year hold

• IRR: -6.0%
• Equity multiple: 0.60×
• Total profit: $-15,164
• Equity at exit: $11,629

Cash invested: $37,660 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,207 high
• Mortgage (P&I): −$705
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-15

Break-even live

Break-even rent $1,226

Max offer price $131,896

Occupancy floor 96%

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1169 Weiser Ave Akron, OH	2.0	1.0	768	$950	$1.24	43d	1	0.23mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	0.38mi
1253 California Ave Akron, OH	2.0	1.0	780	$1,100	$1.41	44d	1	0.74mi
1253 California Ave Akron, OH	2.0	1.0	780	$950	$1.22	23d	1	0.74mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	43d	1	0.97mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	21d	1	0.97mi
2569 Romig Rd Unit 2561-16 Akron, OH	2.0	1.5	810	$1,125	$1.39	14d	1	1.22mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	23d	1	1.22mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	43d	1	1.31mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	14d	1	1.38mi
2047 20th St SW Akron, OH	2.0	1.0	624	$695	$1.11	23d	1	1.43mi
835 Kenmore Blvd Unit UP Akron, OH	2.0	1.0	872	$750	$0.86	21d	1	1.46mi

Listing history 4 events

1. 2026-05-20
   price $134,500 901-char remark

   Show marketing remark (901 chars)

   Welcome home to this charming and well-maintained 3-bedroom, 1-bath ranch offering comfortable one-level living! This single-family home features a bright and inviting living space. The spacious eat-in kitchen offers ample cabinet and counter space, updated countertops, and a stylish wood accent wall that adds warmth and character. All three bedrooms are conveniently located on the main level along with a full bath, creating an easy and functional layout. Main-floor laundry adds everyday convenience. Outside, you’ll love the fully fenced backyard—perfect for pets, play, or entertaining—complete with chain-link fencing for added security. The detached 1-car garage. Additional highlights include central air, forced-air heat, asphalt roof, public water and sewer, and no HOA restrictions New service entry line and new Electrical panel 2026! Furnace and A/C are 2 years old!!!

2. 2026-05-02
   price $138,500 901-char remark

   Show marketing remark (901 chars)

   Welcome home to this charming and well-maintained 3-bedroom, 1-bath ranch offering comfortable one-level living! This single-family home features a bright and inviting living space. The spacious eat-in kitchen offers ample cabinet and counter space, updated countertops, and a stylish wood accent wall that adds warmth and character. All three bedrooms are conveniently located on the main level along with a full bath, creating an easy and functional layout. Main-floor laundry adds everyday convenience. Outside, you’ll love the fully fenced backyard—perfect for pets, play, or entertaining—complete with chain-link fencing for added security. The detached 1-car garage. Additional highlights include central air, forced-air heat, asphalt roof, public water and sewer, and no HOA restrictions New service entry line and new Electrical panel 2026! Furnace and A/C are 2 years old!!!

3. 2026-03-10
   price $143,000 901-char remark

   Show marketing remark (901 chars)

   Welcome home to this charming and well-maintained 3-bedroom, 1-bath ranch offering comfortable one-level living! This single-family home features a bright and inviting living space. The spacious eat-in kitchen offers ample cabinet and counter space, updated countertops, and a stylish wood accent wall that adds warmth and character. All three bedrooms are conveniently located on the main level along with a full bath, creating an easy and functional layout. Main-floor laundry adds everyday convenience. Outside, you’ll love the fully fenced backyard—perfect for pets, play, or entertaining—complete with chain-link fencing for added security. The detached 1-car garage. Additional highlights include central air, forced-air heat, asphalt roof, public water and sewer, and no HOA restrictions New service entry line and new Electrical panel 2026! Furnace and A/C are 2 years old!!!

4. 2026-02-18
   listed $147,700 Active 901-char remark

   Show marketing remark (901 chars)

   Welcome home to this charming and well-maintained 3-bedroom, 1-bath ranch offering comfortable one-level living! This single-family home features a bright and inviting living space. The spacious eat-in kitchen offers ample cabinet and counter space, updated countertops, and a stylish wood accent wall that adds warmth and character. All three bedrooms are conveniently located on the main level along with a full bath, creating an easy and functional layout. Main-floor laundry adds everyday convenience. Outside, you’ll love the fully fenced backyard—perfect for pets, play, or entertaining—complete with chain-link fencing for added security. The detached 1-car garage. Additional highlights include central air, forced-air heat, asphalt roof, public water and sewer, and no HOA restrictions New service entry line and new Electrical panel 2026! Furnace and A/C are 2 years old!!!

ⓘ 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: $2,484 · $207/mo
• Projected year-2 tax: $2,484 · $207/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥97°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: $14,485
• − Mortgage interest: −$7,534
• − Property taxes: −$2,484
• − Insurance: −$672
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$3,913
• Taxable loss: −$2,435
• Est. tax savings @ 24.0%: +$585
• After-tax cash flow: $408/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

-8.9% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $134,500 MLSNOW
• 2026-05-02 Price Changed $138,500 MLSNOW
• 2026-03-10 Price Changed $143,000 MLSNOW
• 2026-02-18 Listed $147,700 MLSNOW

Property tax history

+7.2%/yr

Latest (2025): $2,484 · +43.8% YoY. Source: county tax records.