1214 W Wilbeth Rd · Akron, OH 44314

$124,900

4 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 5 Days on market

Built 1920 4,917 sqft lot Est $124k · at est.

---

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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.2/15.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• 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

Early 1900’s two story colonial with original refinished woodwork, bay bench seat window, Dining Room and kitchen with plenty of cabinet space. The four-bedroom home is ideal for the move in family with a 2-1/2 car Garage ready with electric and its own sub panel box. The 20 x 26-foot concrete drive is accommodating for parking, washing the car and/or basketball. Fenced in yard and 8 x 10 back deck offers electric for sitting out back. The closed in porch offers privacy while sitting on the outside of the home. Close to shopping (Acme), Akron University bus line (Kenmore Blvd. Bus stop to downtown) and Kenmore community events.

Key facts

• Solid rental history
• Long-term potential
• 4,917 sq ft lot

Tags

• OVERSIZED DETACHED GARAGE
• SOLID RENTAL HISTORY
• LONG-TERM POTENTIAL

Property features AI

Finance

• Other: Above-grade finished area approximately 1,494 (source: Realist)

Exterior

• Parking: Detached 2-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Vinyl-sided exterior
• Construction: Built (year per public records); Asphalt/fiberglass roof
• Exterior features: Deck; Enclosed porch; Patio; Porch; Lot dimensions approximately 40 x 123

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.7% 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 (+3.9%/yr); 104 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 35% 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 $864 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 34y 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.
• Current owner paid $58k; list at $125k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1920 — 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: 1.10% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $124,002
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2253 East Ave	0.25mi	3/1.0 (-1)	1,464 (-2%)	8mo	$73,000	$50	73
1495 Kenmore Blvd	0.21mi	4/2.0	1,584 (+6%)	10mo	$85,000	$54	68
1223 Florida Ave	0.23mi	3/2.0 (-1)	1,391 (-7%)	2mo	$143,000	$103	67
2190 21st St SW	0.44mi	4/1.0	1,403 (-6%)	7mo	$123,000	$88	64
1115 Harpster Ave	0.41mi	5/2.0 (+1)	1,565 (+5%)	7mo	$42,000	$27	58
1160 Carey Ave	0.19mi	5/2.0 (+1)	1,682 (+13%)	9mo	$139,900	$83	54
1160 Mcintosh Ave	0.36mi	3/2.0 (-1)	1,388 (-7%)	12mo	$125,500	$90	52
2342 16th St SW	0.54mi	4/1.0	1,303 (-13%)	2mo	$77,000	$59	52
1263 W Waterloo Rd	0.46mi	3/2.5 (-1)	1,369 (-8%)	4mo	$70,000	$51	51
1252 Chandler Ave	0.44mi	4/1.5	1,310 (-12%)	10mo	$152,900	$117	48
2273 14th St SW	0.69mi	4/1.5	1,656 (+11%)	8mo	$125,000	$75	41
103 Norwood St	0.69mi	3/2.0 (-1)	1,301 (-13%)	2mo	$129,500	$100	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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,186
• Equity at exit: $18,623

10-year hold

• IRR: 8.3%
• Equity multiple: 1.65×
• Total profit: $22,880
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$655
• Tax from tax record: −$133 /mo · $1,593/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $248

Break-even live

Break-even rent $1,063

Max offer price $124,900

Occupancy floor 77%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	21d	1	0.15mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	0.41mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	44d	1	0.43mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	21d	1	0.44mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	23d	1	0.47mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	0.52mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	0.55mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	44d	1	0.80mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	44d	1	0.83mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	14d	1	0.84mi
786 Florida Ave Akron, OH	5.0	1.0	1773	$1,195	$0.67	44d	1	0.84mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	44d	1	0.86mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	0.92mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	23d	1	0.96mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	14d	1	0.96mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	1.08mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	21d	1	1.18mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	1.46mi
653 Washington Ave Barberton, OH	4.0	2.0	1360	$1,600	$1.18	21d	1	1.50mi

Listing history 5 events

1. 2026-06-18
   days on market $124,900 Active 5 DOM
2. 2026-06-17
   days on market $124,900 Active 4 DOM
3. 2026-06-16
   days on market $124,900 Active 3 DOM
4. 2026-06-15
   days on market $124,900 Active 2 DOM
5. 2026-06-14
   listed $124,900 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: $1,593 · $133/mo
• Projected year-2 tax: $1,771 · $148/mo
• Expected delta: +$178/yr (+$15/mo · 11.1%)

ⓘ 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: $16,519
• − Mortgage interest: −$6,996
• − Property taxes: −$1,593
• − Insurance: −$624
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$3,633
• Taxable income: $1,028
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $2,725/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

+316.3% since first listed

8 events — show timeline

• 2026-06-13 Listed $124,900 MLSNOW
• 2021-09-10 Sold (MLS) $58,500 MLSNOW
• 2021-08-31 Pending — MLSNOW
• 2021-08-17 Contingent — MLSNOW
• 2021-07-21 Listed $64,900 MLSNOW
• 1992-06-30 Sold (Public Records) $37,000 Public Records
• 1992-02-11 Listed $39,900 MLSNOW
• 1987-09-18 Sold (Public Records) $30,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,593 · -2.3% YoY. Source: county tax records.