1275 Sawyer Ave · Akron, OH 44310

$89,900

2 bd · 1.0 ba · 790 sqft · SingleFamily public records · 2 Days on market

Built 1919 4,917 sqft lot Est $111k · 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.8/10.0
• 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

Sold as is no repairs will be made. No home warranty, buyer responsible for ALL inspections. $1000 earnest money required personal check ok to submit offer once accepted we are required to have a certified check. Pre-approval or proof of funds needed to submit all offers . You must take title the way you write the contract. If you have LLC docs please send with offer.

Key facts

• Semi private yard
• Newer siding
• Newer windows

Tags

• NEWER SIDING
• NEWER WINDOWS
• UPDATED BATHROOM
• SEMI PRIVATE YARD
• CONCRETE DRIVE
• COAT NOOK

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Concrete driveway; Garage faces front with garage door opener; Exterior lighting and electricity at garage
• Utilities: Public water; Public sewer
• Home design: Single-story home; Block foundation
• Construction: Built (year per public records); Aluminum, vinyl, wood siding, block and frame construction; Asphalt/fiberglass roof
• Exterior features: Front porch; Flat, level lot; Lot dimensions approximately 40 x 123

Interior

• Kitchen: Range
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air gas heating; Central air conditioning; Ceiling fan(s) for cooling
• Interior features: Insulated windows; Ceiling fan(s)
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry room in basement / lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• 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 fast (+4.8%/yr); 86 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 31% of the median local income ($41k/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 $622 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 + 4.8% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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 $17k; list at $90k implies a 429% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1919 — 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: 1.18% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $111,390
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1282 Sawyer Ave	0.03mi	2/1.0	847 (+7%)	1mo	$60,000	$71	86
1191 Pitkin Ave	0.16mi	2/1.0	768 (-3%)	6mo	$70,000	$91	83
1272 Mount Vernon Ave	0.18mi	2/1.0	768 (-3%)	9mo	$92,900	$121	80
1174 Linden Ave	0.34mi	2/1.0	816 (+3%)	3mo	$77,500	$95	76
1151 Collinwood Ave	0.24mi	2/1.0	827 (+5%)	7mo	$130,000	$157	75
1119 Mount Vernon Ave	0.36mi	3/1.0 (+1)	848 (+7%)	3mo	$115,000	$136	64
1072 Pitkin Ave	0.39mi	3/1.0 (+1)	746 (-6%)	9mo	$105,000	$141	60
1115 Mount Vernon Ave	0.37mi	3/1.0 (+1)	864 (+9%)	7mo	$122,900	$142	57
1051 Murray Ave	0.45mi	2/1.5	866 (+10%)	9mo	$87,000	$100	53
1624 17th St	0.50mi	2/1.0	884 (+12%)	8mo	$174,000	$197	51
708 Francis Ave	0.74mi	2/1.5	836 (+6%)	9mo	$173,900	$208	46
1538 10th St	0.62mi	3/1.0 (+1)	900 (+14%)	9mo	$223,200	$248	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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,243
• Equity at exit: $13,404

10-year hold

• IRR: 10.4%
• Equity multiple: 1.88×
• Total profit: $22,045
• Equity at exit: $7,773

Cash invested: $25,172 (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 44310

• Rents YoY: 4.8%
• Active inventory: 86
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,058 high
• Mortgage (P&I): −$471
• Tax from tax record: −$149 /mo · $1,794/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $178

Break-even live

Break-even rent $833

Max offer price $89,900

Occupancy floor 78%

Sensitivity live

Price	-10% $229	-5% $203	+0% $178	+5% $152	+10% $127
Rent	-10% $94	-5% $136	+0% $178	+5% $219	+10% $261
Rate	-1.0pp $223	-0.5pp $200	base $178	+0.5pp $154	+1.0pp $131

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1390 N Howard St Akron, OH	2.0	1.0	1000	$1,000	$1.00	44d	1	0.31mi
1350 N Howard St Akron, OH	1.0–2.0	1.0	725	$925	$1.28	15d	1	0.32mi
1088 Lexington Ave Akron, OH	3.0	1.0	1008	$1,600	$1.59	14d	1	0.41mi
539 E Cuyahoga Falls Ave Unit 1 Akron, OH	2.0	1.0	1000	$895	$0.90	24d	1	0.52mi
1522 Campbell St Unit 2 Cuyahoga Falls, OH	2.0	1.0	900	$1,300	$1.44	22d	1	0.55mi
1382 9th St Cuyahoga Falls, OH	2.0	1.0	862	$1,050	$1.22	44d	1	0.60mi
1832 15th St Cuyahoga Falls, OH	3.0	1.0	1000	$1,495	$1.50	24d	1	0.84mi
825 Avon St Unit 1 Akron, OH	2.0	1.0	960	$875	$0.91	22d	1	0.92mi
776 N Main St Unit 301 Akron, OH	1.0	1.0	600	$795	$1.32	44d	1	0.99mi
776 N Main St Apt 302 Akron, OH	1.0	1.0	600	$700	$1.17	44d	1	0.99mi
776 N Main St Unit 201 Akron, OH	1.0	1.0	600	$810	$1.35	24d	1	0.99mi
776 N Main St Unit 303 Akron, OH	1.0	1.0	600	$850	$1.42	44d	1	0.99mi
444 Chestnut Blvd Unit 2 Cuyahoga Falls, OH	1.0	1.0	800	$1,200	$1.50	44d	1	1.02mi
805 Carpenter St Akron, OH	3.0	1.0	1056	$1,100	$1.04	24d	1	1.14mi
649 Patterson Ave Unit a Akron, OH	2.0	1.0	1000	$775	$0.78	44d	1	1.16mi
500 Delmar Ave Unit 502 Akron, OH	2.0	1.0	1000	$775	$0.78	24d	1	1.43mi
624 Garfield St Akron, OH	2.0	1.0	696	$925	$1.33	22d	1	1.46mi

Listing history 3 events

1. 2026-06-18
   days on market $89,900 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $89,900 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: $1,794 · $149/mo
• Projected year-2 tax: $1,794 · $149/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 6 d/yr ≥97°F today · 15 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: $12,699
• − Mortgage interest: −$5,036
• − Property taxes: −$1,794
• − Insurance: −$450
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,615
• Taxable income: $773
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $1,946/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): 25,496
• Household income: $41,066
• Rent vs Own: 60.7% rent · 39.3% own
• Severe rent burden: 2058.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 40% Black 25% Asian 20% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, India, Philippines
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 7% Other Asian/Pacific 6%

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: ▼ -194.41%
• Current HPI: 203.4431
• Rent YoY: ▲ 4.82%
• 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

+1398.3% since first listed

5 events — show timeline

• 2026-06-12 Listed $89,900 MLSNOW
• 2009-10-12 Sold (MLS) $17,000 MLSNOW
• 2009-07-21 Listed $20,000 MLSNOW
• 1985-08-30 Sold (Public Records) $18,200 Public Records
• 1983-08-19 Sold (Public Records) $6,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,794 · +3.6% YoY. Source: county tax records.