63 W Long St · Akron, OH 44301

$96,500

3 bd · 2.5 ba · 1,991 sqft · SingleFamily public records · 85 Days on market

Built 1918 5,924 sqft lot $48/sqft · at area comps Est $96k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.4/15.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This large single-family home with 3-bedrooms (possibly 4), 2- full baths, and 2 kitchens has served as a 2-unit in the past. It also features an attached 2-car garage, fenced back yard, enclosed front porch, fireplace, custom woodwork, and finished attic. Being sold in as-is condition.

Key facts

• Fenced back yard
• Finished attic
• Custom woodwork

Tags

• FENCED BACK YARD
• ENCLOSED FRONT PORCH
• CUSTOM WOODWORK
• FINISHED ATTIC

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $91k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 (+4.6%/yr); 83 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); 51% 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).
• This rent runs 31% of the median local income ($51k/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 $667 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $48k; list at $96k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,710 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.32%
• DSCR: 1.77
• GRM: 6.1

CMA / ARV

• ARV (median comp): $96,368
• List price: $96,500
• Delta: 0.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
848 Yale St	0.40mi	4/2.0 (+1)	1,868 (-6%)	14mo	$119,500	$64	52
842 Kenyon St	0.51mi	4/1.5 (+1)	1,725 (-13%)	8mo	$110,200	$64	38

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.42×
• Total profit: $11,385
• Equity at exit: $14,388

10-year hold

• IRR: 20.8%
• Equity multiple: 2.89×
• Total profit: $51,172
• Equity at exit: $8,344

Cash invested: $27,020 (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 44301

• Home prices YoY: -25.7%
• Rents YoY: 4.6%
• Active inventory: 83
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$506
• Tax from tax record: −$103 /mo · $1,241/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $390

Break-even live

Break-even rent $822

Max offer price $96,500

Occupancy floor 65%

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: $24,125
• Closing costs: $2,895
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	43d	1	0.36mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	0.56mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	43d	1	0.58mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	43d	1	0.63mi
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	43d	1	0.71mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	23d	1	0.79mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.88mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	43d	1	0.92mi
78 E Mapledale Ave Akron, OH	4.0	1.5	1600	$1,500	$0.94	14d	1	0.92mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	43d	1	0.94mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	14d	14	0.96mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	43d	1	1.00mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	1.00mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	43d	1	1.02mi
44 E Brookside Ave Akron, OH	2.0	1.0	1762	$900	$0.51	14d	1	1.02mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	1.02mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	43d	1	1.02mi
450 Stanton Ave Akron, OH	3.0	2.0	1927	$1,425	$0.74	43d	1	1.03mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	43d	1	1.08mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	1.11mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	43d	1	1.11mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	1.20mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,534	$1.88	14d	54	1.24mi
788 Saxon Ave Akron, OH	4.0	1.0	2280	$1,731	$0.76	23d	1	1.26mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	1.26mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	43d	1	1.28mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	43d	1	1.29mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	43d	1	1.29mi
373 N Firestone Blvd Akron, OH	4.0	1.5	1590	$1,550	$0.97	43d	1	1.29mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	1.30mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	23d	1	1.30mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	43d	1	1.31mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	1.39mi
432 N Firestone Blvd Unit 1496097P Akron, OH	4.0	2.0	1926	$6,253	$3.25	21d	1	1.39mi
455 Spicer St Akron, OH	2.0	1.0	1872	$975	$0.52	14d	1	1.44mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	43d	1	1.45mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	43d	1	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $96,500 Active 85 DOM
2. 2026-06-17
   days on market $96,500 Active 84 DOM
3. 2026-06-16
   days on market $96,500 Active 83 DOM
4. 2026-06-15
   days on market $96,500 Active 82 DOM
5. 2026-06-14
   days on market $96,500 Active 80 DOM
6. 2026-06-13
   days on market $96,500 Active 79 DOM
7. 2026-06-10
   days on market $96,500 Active 77 DOM
8. 2026-06-09
   days on market $96,500 Active 76 DOM
9. 2026-06-08
   days on market $96,500 Active 75 DOM
10. 2026-06-07
    days on market $96,500 Active 74 DOM
11. 2026-06-05
    days on market $96,500 Active 71 DOM
12. 2026-06-03
    days on market $96,500 Active 70 DOM
13. 2026-06-02
    days on market $96,500 Active 69 DOM
14. 2026-06-01
    days on market $96,500 Active 68 DOM
15. 2026-05-31
    days on market $96,500 Active 67 DOM
16. 2026-05-31
    days on market $96,500 Active 66 DOM
17. 2026-04-10
    price $96,500 287-char remark

    Show marketing remark (287 chars)

    This large single-family home with 3-bedrooms (possibly 4), 2- full baths, and 2 kitchens has served as a 2-unit in the past. It also features an attached 2-car garage, fenced back yard, enclosed front porch, fireplace, custom woodwork, and finished attic. Being sold in as-is condition.

18. 2026-03-25
    listed $99,500 Active 287-char remark

    Show marketing remark (287 chars)

    This large single-family home with 3-bedrooms (possibly 4), 2- full baths, and 2 kitchens has served as a 2-unit in the past. It also features an attached 2-car garage, fenced back yard, enclosed front porch, fireplace, custom woodwork, and finished attic. Being sold in as-is condition.

19. 2019-04-16
    soldstatus $47,500 Sold 792-char remark

    Show marketing remark (792 chars)

    Welcome to this home that offers endless opportunities! This single family home could be a multi family home as well. The home offers so much, living room with gas brick fireplace and built ins, custom woodwork, the living room leads into the dining room which has large window for some great sunshine to come through also with custom woodwork and built ins. There is a full kitchen, full bath and gorgeous bright sun room with ceramic title floor all on the first floor. There are three to four bedrooms, full bathroom and a kitchen on the second floor. There is a two car attached garage. The big back yard is fully fenced in. Many updates including security lights, smoke alarms on all floors 2017 and newer carpet. Recently done to the home were the roof, siding and completely insulated.

20. 2019-04-16
    soldstatus $47,500

    Show marketing remark (792 chars)

    Welcome to this home that offers endless opportunities! This single family home could be a multi family home as well. The home offers so much, living room with gas brick fireplace and built ins, custom woodwork, the living room leads into the dining room which has large window for some great sunshine to come through also with custom woodwork and built ins. There is a full kitchen, full bath and gorgeous bright sun room with ceramic title floor all on the first floor. There are three to four bedrooms, full bathroom and a kitchen on the second floor. There is a two car attached garage. The big back yard is fully fenced in. Many updates including security lights, smoke alarms on all floors 2017 and newer carpet. Recently done to the home were the roof, siding and completely insulated.

21. 2019-04-05
    status Pending 792-char remark

    Show marketing remark (792 chars)

    Welcome to this home that offers endless opportunities! This single family home could be a multi family home as well. The home offers so much, living room with gas brick fireplace and built ins, custom woodwork, the living room leads into the dining room which has large window for some great sunshine to come through also with custom woodwork and built ins. There is a full kitchen, full bath and gorgeous bright sun room with ceramic title floor all on the first floor. There are three to four bedrooms, full bathroom and a kitchen on the second floor. There is a two car attached garage. The big back yard is fully fenced in. Many updates including security lights, smoke alarms on all floors 2017 and newer carpet. Recently done to the home were the roof, siding and completely insulated.

22. 2019-04-03
    listed $50,000 Active 792-char remark

    Show marketing remark (792 chars)

    Welcome to this home that offers endless opportunities! This single family home could be a multi family home as well. The home offers so much, living room with gas brick fireplace and built ins, custom woodwork, the living room leads into the dining room which has large window for some great sunshine to come through also with custom woodwork and built ins. There is a full kitchen, full bath and gorgeous bright sun room with ceramic title floor all on the first floor. There are three to four bedrooms, full bathroom and a kitchen on the second floor. There is a two car attached garage. The big back yard is fully fenced in. Many updates including security lights, smoke alarms on all floors 2017 and newer carpet. Recently done to the home were the roof, siding and completely insulated.

ⓘ 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: $1,241 · $103/mo
• Projected year-2 tax: $1,373 · $114/mo
• Expected delta: +$132/yr (+$11/mo · 10.7%)

ⓘ 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 · 16 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: $15,791
• − Mortgage interest: −$5,406
• − Property taxes: −$1,241
• − Insurance: −$482
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$2,807
• Taxable income: $3,328
• Est. tax owed @ 24.0%: −$799
• After-tax cash flow: $3,880/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): 13,668
• Household income: $51,321
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 446.0

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 0.63)
• Race & ethnicity: White 52% Black 30% Two or more races 11% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -74.09%
• Current HPI: 213.697
• Rent YoY: ▲ 4.62%
• 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

+93.0% since first listed

6 events — show timeline

• 2026-04-10 Price Changed $96,500 MLSNOW
• 2026-03-25 Listed $99,500 MLSNOW
• 2019-04-16 Sold (Public Records) $47,500 Public Records
• 2019-04-16 Sold (MLS) $47,500 MLSNOW
• 2019-04-05 Pending — MLSNOW
• 2019-04-03 Listed $50,000 MLSNOW

Property tax history

+12.3%/yr

Latest (2025): $1,241 · +0.1% YoY. Source: county tax records.