191 Chittenden St · Akron, OH 44306

$40,000

2 bd · 1.0 ba · 702 sqft · SingleFamily public records · 55 Days on market

Built 1916 4,678 sqft lot $57/sqft · 19% below area Est $49k · 19% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! Home is vacant and in need of some repair. New roof installed July 2024. Home is to be sold as is.

Key facts

• New roof
• 4,678 sq ft lot
• Parking

Tags

• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($878 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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); 69 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1916 — 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: 2.19% ✓
• Cap rate: 18.65%
• Cash-on-cash: 44.13%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

• ARV (median comp): $49,295
• List price: $40,000
• Delta: -18.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 Talbot Ave	0.25mi	2/1.0	770 (+10%)	10mo	$39,000	$51	64
350 Robert St	0.35mi	2/1.0	766 (+9%)	16mo	$59,900	$78	55
750 Corley St	0.52mi	2/1.0	784 (+12%)	24mo	$56,000	$71	36

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: 46.3%
• Equity multiple: 3.15×
• Total profit: $24,046
• Equity at exit: $5,964

10-year hold

• IRR: 54.1%
• Equity multiple: 7.62×
• Total profit: $74,114
• Equity at exit: $3,458

Cash invested: $11,200 (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: 69
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $878 high
• Mortgage (P&I): −$210
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $412

Break-even live

Break-even rent $357

Max offer price $40,000

Occupancy floor 48%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
167 Chittenden St Unit 3 Akron, OH	1.0	1.0	575	$700	$1.22	44d	1	0.07mi
1119 Johnston St Apt 1 Akron, OH	1.0	1.0	365	$675	$1.85	14d	1	0.20mi
548 Winans Ave Akron, OH	1.0	1.0	700	$1,100	$1.57	44d	1	0.58mi
797 E Market St Apt 209 Akron, OH	1.0	1.0	600	$1,350	$2.25	23d	1	0.70mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	44d	1	0.78mi
590 E Buchtel Ave Akron, OH	1.0	1.0	600	$679	$1.13	44d	1	1.01mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	44d	1	1.03mi
958 Hunt St #2 Akron, OH	1.0	1.0	700	$600	$0.86	44d	1	1.08mi
545 E Buchtel Ave Apt 3 Akron, OH	1.0	1.0	700	$1,200	$1.71	23d	1	1.09mi
429 Lovisa St Akron, OH	1.0	1.0	600	$900	$1.50	44d	1	1.18mi
551 Baltimore Ave Unit 551 Akron, OH	2.0	1.0	588	$850	$1.45	44d	1	1.21mi
551 Baltimore Ave Akron, OH	2.0	1.0	588	$850	$1.45	23d	1	1.21mi
530 Kling St Akron, OH	1.0	1.0	515	$695	$1.35	23d	1	1.26mi
530 Kling St Unit 6 Akron, OH	1.0	1.0	515	$695	$1.35	44d	1	1.26mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	44d	1	1.28mi
778 Ravenswood St Akron, OH	2.0	1.0	616	$1,150	$1.87	23d	1	1.36mi
243 Watson St Akron, OH	2.0	1.0	750	$950	$1.27	44d	1	1.38mi
421 Allyn St Unit 2 Akron, OH	3.0	1.0	743	$850	$1.14	44d	1	1.38mi
978 Kelly Ave Akron, OH	1.0	1.0	500	$900	$1.80	44d	1	1.41mi
978 Kelly Ave Akron, OH	1.0	1.0	500	$875	$1.75	23d	1	1.41mi
1055 Neville Ave Akron, OH	2.0	1.0	600	$700	$1.17	44d	1	1.43mi
437 Sumner St Apt A Akron, OH	3.0	1.5	750	$1,200	$1.60	23d	1	1.43mi
437 Sumner St Apt T Akron, OH	3.0	1.5	600	$960	$1.60	23d	1	1.43mi
437 Sumner St Apt P Akron, OH	3.0	1.5	600	$750	$1.25	23d	1	1.43mi
437 Sumner St Apt D Akron, OH	2.0	1.5	750	$900	$1.20	23d	1	1.44mi
437 Sumner St Apt R Akron, OH	2.0	1.5	600	$500	$0.83	23d	1	1.44mi
1017 Neville Ave Akron, OH	2.0	1.0	600	$675	$1.12	44d	1	1.45mi
472 Sumner St Apt 3 Akron, OH	1.0	1.0	600	$850	$1.42	23d	1	1.46mi
470 Sumner St Unit 2 Akron, OH	2.0	1.0	560	$900	$1.61	23d	1	1.46mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$875	$1.05	14d	3	1.48mi
389 Sherman St Unit 204 Akron, OH	1.0	1.0	462	$695	$1.50	14d	1	1.50mi
195 Wheeler St Apt 104 Akron, OH	1.0	1.0	600	$700	$1.17	44d	1	1.50mi
195 Wheeler St Apt 301 Akron, OH	2.0	1.0	600	$750	$1.25	44d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $40,000 Active 55 DOM
2. 2026-06-17
   days on market $40,000 Active 54 DOM
3. 2026-06-16
   status $40,000 Active 53 DOM
4. 2026-06-09
   status $40,000 Pending 53 DOM
5. 2026-06-08
   days on market $40,000 Active 53 DOM
6. 2026-06-07
   days on market $40,000 Active 52 DOM
7. 2026-06-05
   days on market $40,000 Active 49 DOM
8. 2026-06-03
   days on market $40,000 Active 48 DOM
9. 2026-06-02
   days on market $40,000 Active 47 DOM
10. 2026-06-01
    days on market $40,000 Active 46 DOM
11. 2026-05-31
    days on market $40,000 Active 45 DOM
12. 2026-05-31
    days on market $40,000 Active 44 DOM
13. 2026-04-16
    listed $40,000 Active 128-char remark

    Show marketing remark (128 chars)

    Great investment opportunity! Home is vacant and in need of some repair. New roof installed July 2024. Home is to be sold as is.

14. 2024-08-17
    historical
15. 2024-08-02
    status Active
16. 2024-07-21
    status Pending
17. 2024-07-12
    listed $50,000 Active
18. 2022-01-04
    soldstatus $114,500
19. 2013-08-20
    soldstatus $192,500
20. 1989-07-06
    soldstatus $8,800

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $664 · $55/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 ≥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: $10,536
• − Mortgage interest: −$2,241
• − Property taxes: −$664
• − Insurance: −$200
• − Repairs & maintenance: −$843
• − Management: −$843
• − Depreciation: −$1,164
• Taxable income: $4,582
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $3,842/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

+354.5% since first listed

8 events — show timeline

• 2026-04-16 Listed $40,000 MLSNOW
• 2024-08-17 Listing Removed — MLSNOW
• 2024-08-02 Relisted — MLSNOW
• 2024-07-21 Pending — MLSNOW
• 2024-07-12 Listed $50,000 MLSNOW
• 2022-01-04 Sold (Public Records) $114,500 Public Records
• 2013-08-20 Sold (Public Records) $192,500 Public Records
• 1989-07-06 Sold (Public Records) $8,800 Public Records

Property tax history

-1.8%/yr

Latest (2025): $664 · -9.9% YoY. Source: county tax records.