383 N Arlington St · Akron, OH 44305

$59,900

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 42 Days on market

Built 1883 7,139 sqft lot $66/sqft · 14% below area Est $69k · 14% 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 +13.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors! 383 N Arlington St in Akron is a prime value-add opportunity ready for your next project. This 2-bedroom, 1-bath home offers a functional layout and strong potential for a straightforward renovation. The property does need work, making it an ideal candidate for the Buy, Rehab, Rent, Refinance, Repeat strategy or a profitable fix-and-flip. With market rents around $1,000/month, there’s solid potential for steady cash flow once updates are complete. For flippers, the manageable scope and value-add upside create an opportunity to renovate and resell for profit. Affordable entry point, proven rental demand, and multiple exit strategies make this a smart addition to an

Key facts

• 7,139 sq ft lot
• Built 1883
• Listed 42 days

Property features AI

Exterior

• Parking: Open parking (unpaved)
• Utilities: Public water; Public sewer
• Home design: 2-story house
• Construction: Shingle roof; Vinyl siding and wood siding
• Exterior features: Open, unpaved parking; Public sewer and public water

Interior

• Kitchen: Kitchen on first floor
• Bedrooms: Bedroom on second floor (one pictured; home has multiple rooms)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

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 ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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 (+4.5%/yr); 101 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $414 of loan paydown is wiped out by about $2k 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 + 4.5% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $60k implies a 699% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1883 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1883 — 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: 1.79% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.47%
• DSCR: 2.31
• GRM: 4.7

CMA / ARV

• ARV (median comp): $69,422
• List price: $59,900
• Delta: -13.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
177 Spellman Ct	0.19mi	3/1.0 (+1)	897 (-2%)	13mo	$67,450	$75	73
767 Upson St	0.20mi	2/1.0	980 (+8%)	9mo	$65,000	$66	70
143 Roswell St	0.57mi	2/1.0	912 (0%)	14mo	$60,000	$66	62
789 Upson St	0.19mi	2/1.0	1,024 (+12%)	12mo	$63,050	$62	61
879 Lorain St	0.05mi	3/1.0 (+1)	800 (-12%)	14mo	$103,000	$129	61
1102 Tonawanda Ave	0.62mi	3/1.0 (+1)	960 (+5%)	1mo	$97,000	$101	56
1177 Smithfarm Ave	0.68mi	2/1.0	992 (+9%)	2mo	$113,000	$114	52
1181 Grandview Ave	0.61mi	3/1.0 (+1)	888 (-3%)	13mo	$40,000	$45	51
691 Gardendale Ave	0.63mi	3/1.0 (+1)	960 (+5%)	9mo	$95,000	$99	49
643 Villa Ave	0.74mi	2/2.0	912 (0%)	15mo	$165,000	$181	48
617 Sanford Ave	0.71mi	2/1.0	864 (-5%)	12mo	$133,000	$154	48
1140 Arnold Ave	0.58mi	3/2.0 (+1)	974 (+7%)	18mo	$65,000	$67	37

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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.09×
• Total profit: $18,212
• Equity at exit: $8,931

10-year hold

• IRR: 34.4%
• Equity multiple: 4.38×
• Total profit: $56,758
• Equity at exit: $5,179

Cash invested: $16,772 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,072 high
• Mortgage (P&I): −$314
• Tax from tax record: −$96 /mo · $1,153/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $412

Break-even live

Break-even rent $551

Max offer price $59,900

Occupancy floor 57%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	23d	1	0.48mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	43d	1	0.54mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	23d	1	0.60mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	23d	1	0.60mi
797 E Market St Apt 209 Akron, OH	1.0	1.0	600	$1,350	$2.25	23d	1	0.60mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	43d	1	0.60mi
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	14d	1	0.66mi
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	23d	1	0.67mi
590 E Buchtel Ave Akron, OH	1.0	1.0	600	$679	$1.13	43d	1	0.71mi
545 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	900	$1,300	$1.44	43d	1	0.75mi
545 E Buchtel Ave Apt 3 Akron, OH	1.0	1.0	700	$1,200	$1.71	23d	1	0.75mi
801 E Exchange St Akron, OH	2.0	1.0	850	$925	$1.09	23d	1	0.84mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	23d	1	0.85mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	43d	1	0.90mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	44d	1	0.92mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	43d	1	1.10mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	43d	1	1.12mi
237 Kryder Ave Unit 237 Akron, OH	2.0	1.0	860	$850	$0.99	44d	1	1.15mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	43d	1	1.18mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	43d	1	1.18mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	43d	1	1.18mi
167 Chittenden St Unit 3 Akron, OH	1.0	1.0	575	$700	$1.22	43d	1	1.18mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	43d	1	1.27mi
1044 Brittain Rd Unit 1050 Akron, OH	1.0	1.0	700	$785	$1.12	43d	1	1.33mi
1050 Brittain Rd Akron, OH	1.0	1.0	700	$785	$1.12	43d	1	1.33mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	43d	1	1.35mi
467 Spicer St Akron, OH	2.0	1.0	800	$915	$1.14	23d	1	1.35mi
500 Delmar Ave Unit 502 Akron, OH	2.0	1.0	1000	$775	$0.78	23d	1	1.36mi
106 Charles St Akron, OH	2.0	1.0	800	$850	$1.06	43d	1	1.37mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	23d	1	1.40mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	23d	1	1.41mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	43d	1	1.43mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	1.44mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	43d	1	1.45mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	14d	1	1.46mi
421 Allyn St Unit 2 Akron, OH	3.0	1.0	743	$850	$1.14	43d	1	1.46mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$875	$1.05	14d	3	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $59,900 Active 42 DOM
2. 2026-06-17
   days on market $59,900 Active 41 DOM
3. 2026-06-16
   days on market $59,900 Active 40 DOM
4. 2026-06-15
   days on market $59,900 Active 39 DOM
5. 2026-06-14
   days on market $59,900 Active 37 DOM
6. 2026-06-13
   days on market $59,900 Active 36 DOM
7. 2026-06-10
   days on market $59,900 Active 34 DOM
8. 2026-06-09
   days on market $59,900 Active 33 DOM
9. 2026-06-08
   days on market $59,900 Active 32 DOM
10. 2026-06-07
    pricedays on market $59,900 Active 31 DOM
11. 2026-06-05
    days on market $64,900 Active 28 DOM
12. 2026-06-03
    days on market $64,900 Active 27 DOM
13. 2026-06-02
    days on market $64,900 Active 26 DOM
14. 2026-06-01
    days on market $64,900 Active 25 DOM
15. 2026-05-31
    days on market $64,900 Active 24 DOM
16. 2026-05-31
    days on market $64,900 Active 23 DOM
17. 2026-05-07
    listed $64,900 Active 978-char remark
18. 1998-08-31
    soldstatus $7,500
19. 1998-08-31
    soldstatus $7,500

ⓘ 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: $1,153 · $96/mo
• Projected year-2 tax: $1,153 · $96/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,867
• − Mortgage interest: −$3,355
• − Property taxes: −$1,153
• − Insurance: −$300
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$1,743
• Taxable income: $4,258
• Est. tax owed @ 24.0%: −$1,022
• After-tax cash flow: $3,921/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): 21,103
• Household income: $52,768
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1021.0

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 0.57)
• Race & ethnicity: White 62% Black 20% Two or more races 12% Asian 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · India, Philippines, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Other Indo-European 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: ▼ -140.39%
• Current HPI: 190.6223
• Rent YoY: ▲ 4.51%
• 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

+698.7% since first listed

4 events — show timeline

• 2026-06-05 Price Changed $59,900 MLSNOW
• 2026-05-07 Listed $64,900 MLSNOW
• 1998-08-31 Sold (Public Records) $7,500 Public Records
• 1998-08-31 Sold (Public Records) $7,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,153 · +14.7% YoY. Source: county tax records.