900 Sherman St · Akron, OH 44311

$108,700

2 bd · 2.0 ba · 1,523 sqft · SingleFamily public records · 7 Days on market

Built 1893 10,175 sqft lot Est $96k · 13% over

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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 +24.6/30.0
• DSCR +8.0/10.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Impresive century home. Well insulated, thermo pane windows, newer furnace and central air, new roof to be installed. Large shaded back yard.

Key facts

• Newer furnace
• Thermo pane windows
• Central air

Tags

• THERMO PANE WINDOWS
• NEWER FURNACE
• CENTRAL AIR
• NEW ROOF
• LARGE SHADED BACK YARD

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Updated/remodeled condition
• Construction: Wood siding; Asphalt/fiberglass roof
• Exterior features: Front porch; Outbuilding and storage structure

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 2 full bathrooms; 1 full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Double-pane windows; Primary bedroom on the main level; Unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Cap rate 8.8% 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: 54 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $1,214/mo this rent would consume 60% of the median local household income ($24k/yr) (locally 659% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $752 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,700

Questions for the listing agent

1. Built in 1893 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.88%
• DSCR: 1.40
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $95,949
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
888 Beardsley St	0.20mi	3/2.0 (+1)	1,453 (-5%)	3mo	$92,000	$63	76
671 Kling St	0.48mi	2/2.0	1,500 (-2%)	1mo	$86,500	$58	74
820 Brown St	0.35mi	3/1.0 (+1)	1,620 (+6%)	1mo	$28,000	$17	63
634 Kling St	0.52mi	3/3.0 (+1)	1,547 (+2%)	5mo	$92,500	$60	60
625 Allyn St	0.53mi	3/1.5 (+1)	1,500 (-2%)	15mo	$38,000	$25	53
450 Stanton Ave	0.46mi	3/3.0 (+1)	1,399 (-8%)	6mo	$70,000	$50	51
61 Shaefer St	0.74mi	3/2.0 (+1)	1,444 (-5%)	9mo	$100,900	$70	44
705 Darkow St	0.71mi	3/2.0 (+1)	1,600 (+5%)	14mo	$134,000	$84	42
1197 Sherman St	0.56mi	3/2.0 (+1)	1,354 (-11%)	16mo	$139,000	$103	37
1042 Dietz Ave	0.53mi	3/1.5 (+1)	1,344 (-12%)	15mo	$97,000	$72	36
1242 Girard St	0.65mi	3/1.5 (+1)	1,308 (-14%)	10mo	$94,500	$72	31
1355 Andrus St	0.63mi	3/1.0 (+1)	1,328 (-13%)	15mo	$52,000	$39	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-3,261
• Equity at exit: $16,208

10-year hold

• IRR: 6.9%
• Equity multiple: 1.51×
• Total profit: $15,663
• Equity at exit: $9,398

Cash invested: $30,436 (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 44311

• Home prices YoY: -28.4%
• Active inventory: 54
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$570
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $225

Break-even live

Break-even rent $929

Max offer price $108,700

Occupancy floor 76%

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: $27,175
• Closing costs: $3,261
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.29mi
450 Stanton Ave Akron, OH	3.0	2.0	1927	$1,425	$0.74	44d	1	0.44mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.54mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,200	$1.46	14d	14	0.60mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	23d	1	0.61mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	44d	1	0.75mi
455 Spicer St Akron, OH	2.0	1.0	1872	$975	$0.52	14d	1	0.90mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	0.91mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$875	$1.05	14d	3	0.97mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	44d	2	1.04mi
44 E Brookside Ave Akron, OH	2.0	1.0	1762	$900	$0.51	14d	1	1.07mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	44d	1	1.08mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	23d	1	1.18mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,198	$1.47	14d	54	1.19mi
22 E Exchange St Unit 233 Akron, OH	2.0	2.0	1052	$1,599	$1.52	44d	1	1.22mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	44d	1	1.22mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	23d	1	1.23mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	44d	1	1.25mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	44d	1	1.34mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	23d	1	1.38mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	1.39mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $108,700 Pending 7 DOM
2. 2026-06-10
   days on market $108,700 Active 6 DOM
3. 2026-06-09
   days on market $108,700 Active 5 DOM
4. 2026-06-08
   days on market $108,700 Active 4 DOM
5. 2026-06-07
   days on market $108,700 Active 3 DOM
6. 2026-06-05
   remarks 141-char remark
7. 2026-06-05
   listed $108,700 Active 1 DOM

ⓘ 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: $1,426 · $119/mo
• Projected year-2 tax: $1,561 · $130/mo
• Expected delta: +$135/yr (+$11/mo · 9.4%)

ⓘ 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: $14,574
• − Mortgage interest: −$6,089
• − Property taxes: −$1,426
• − Insurance: −$544
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$3,162
• Taxable income: $1,021
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $2,458/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): 7,547
• Household income: $24,369
• Rent vs Own: 83.0% rent · 17.0% own
• Severe rent burden: 659.0

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 0.60)
• Race & ethnicity: White 53% Black 35% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, Vietnam, Philippines
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 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: ▼ -39.01%
• Current HPI: 98.3809
• Rent YoY: —
• 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

+173.8% since first listed

7 events — show timeline

• 2026-06-04 Listed $108,700 MLSNOW
• 2012-01-10 Listing Removed — MLSNOW
• 2011-12-14 Listed $39,700 MLSNOW
• 2011-02-23 Listing Removed — MLSNOW
• 2010-11-12 Listed $39,700 MLSNOW
• 2010-04-30 Listing Removed — MLSNOW
• 2010-03-16 Listed $39,700 MLSNOW

Property tax history

+1.8%/yr

Latest (2025): $1,426 · +0.1% YoY. Source: county tax records.