286 Alhambra Way · Akron, OH 44302

$120,000

3 bd · 2.0 ba · 1,724 sqft · SingleFamily public records · 178 Days on market

Built 1900 3,589 sqft lot $70/sqft · 16% below area Est $143k · 16% under

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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 +24.0/30.0
• ARV discount +14.8/15.0
• DSCR +7.7/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 286 Alhambra Way, ideally located just minutes from historic Highland Square. This beautifully updated and renovated colonial blends modern convenience with classic charm. Step inside to find newer appliances, fresh flooring throughout, and the added convenience of a first-floor laundry room. Major upgrades provide peace of mind, including a newer roof, newer siding, newer house wrap, newer patio door, newer basement door, and newer hot water tank and furnace. Situated at the end of a quiet dead-end street, this home offers extra privacy with minimal traffic-city living at its most comfortable. Move-in ready and thoughtfully updated, this home is the perfect blend of style, comfort, and location. Don't miss it!

Key facts

• Newer roof
• Newer appliances
• Newer siding

Tags

• FIRST-FLOOR LAUNDRY ROOM
• NEWER APPLIANCES
• NEWER ROOF
• NEWER SIDING
• NEWER PATIO DOOR
• NEWER BASEMENT DOOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• 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: 27 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 38% of the median local income ($42k/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 $830 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

• It's been on market 178 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.12% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $143,305
• List price: $120,000
• Delta: -16.26%
• 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
952 Jefferson Ave	0.18mi	3/2.0	1,618 (-6%)	2mo	$195,000	$121	80
101 Marvin Ave	0.19mi	4/1.0 (+1)	1,747 (+1%)	2mo	$179,900	$103	78
1007 Delia Ave	0.17mi	4/1.0 (+1)	1,602 (-7%)	2mo	$117,000	$73	69
151 S Portage Path	0.38mi	3/1.5	1,848 (+7%)	1mo	$196,000	$106	68
1017 Stadelman Ave	0.30mi	3/1.5	1,556 (-10%)	5mo	$127,000	$82	64
359 Beechwood Dr	0.50mi	4/2.0 (+1)	1,654 (-4%)	3mo	$167,000	$101	62
968 Stadelman Ave	0.30mi	3/1.5	1,488 (-14%)	2mo	$104,000	$70	59
16 Orchard Rd	0.43mi	4/2.0 (+1)	1,884 (+9%)	3mo	$165,000	$88	57
205 Edgerton Rd	0.70mi	3/1.0	1,672 (-3%)	2mo	$210,000	$126	57
378 Wildwood Ave	0.49mi	4/1.0 (+1)	1,544 (-10%)	4mo	$66,000	$43	48
453 Briarwood Dr	0.73mi	4/2.0 (+1)	1,826 (+6%)	5mo	$170,000	$93	47
445 Beechwood Dr	0.64mi	3/1.0	1,498 (-13%)	2mo	$142,850	$95	43

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,405
• Equity at exit: $17,892

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $15,587
• Equity at exit: $10,375

Cash invested: $33,600 (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 44302

• Active inventory: 27
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$629
• Tax from tax record: −$150 /mo · $1,801/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $236

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 78%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	43d	1	0.22mi
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	23d	6	0.29mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	43d	1	0.37mi
25 N Rose Blvd Unit 1496095P Akron, OH	4.0	2.5	1603	$9,078	$5.66	21d	1	0.38mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	43d	1	0.40mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	43d	1	0.43mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	14d	1	0.43mi
115 N Portage Path Unit 6 Akron, OH	2.0	1.0	1200	$1,195	$1.00	43d	1	0.47mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	43d	1	0.48mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	43d	1	0.52mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	21d	1	0.53mi
724 Crosby St Akron, OH	2.0	1.0	1582	$995	$0.63	23d	1	0.53mi
724 Crosby St Unit 1 Akron, OH	2.0	1.0	1582	$995	$0.63	43d	1	0.53mi
218 Twin Oaks Rd Unit 222-16 Akron, OH	3.0	2.0	1400	$1,500	$1.07	43d	1	0.60mi
218 Twin Oaks Rd Unit 222-05 Akron, OH	2.0	1.0	1100	$1,150	$1.05	43d	1	0.61mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	43d	1	0.65mi
627 Crosby St Unit B Akron, OH	4.0	1.0	1200	$875	$0.73	43d	1	0.68mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	14d	1	0.74mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	14d	1	0.87mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	43d	1	0.92mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	14d	1	0.92mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	23d	1	0.93mi
53 S Balch St Unit 55 Akron, OH	2.0	1.0	1500	$850	$0.57	14d	1	0.93mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	14d	1	0.94mi
55 S Balch St Unit A Akron, OH	2.0	1.0	1500	$800	$0.53	23d	1	0.94mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	43d	7	1.03mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	14d	1	1.08mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	43d	1	1.08mi
686 East Ave Akron, OH	4.0	2.0	2032	$1,700	$0.84	43d	1	1.10mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	43d	1	1.21mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	23d	1	1.21mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	43d	1	1.41mi
207 Crosby St Akron, OH	4.0	1.0	1200	$1,395	$1.16	43d	1	1.45mi

Listing history 19 events

1. 2026-05-18
   status Pending 731-char remark

   Show marketing remark (731 chars)

   Welcome to 286 Alhambra Way, ideally located just minutes from historic Highland Square. This beautifully updated and renovated colonial blends modern convenience with classic charm. Step inside to find newer appliances, fresh flooring throughout, and the added convenience of a first-floor laundry room. Major upgrades provide peace of mind, including a newer roof, newer siding, newer house wrap, newer patio door, newer basement door, and newer hot water tank and furnace. Situated at the end of a quiet dead-end street, this home offers extra privacy with minimal traffic-city living at its most comfortable. Move-in ready and thoughtfully updated, this home is the perfect blend of style, comfort, and location. Don't miss it!

2. 2026-05-01
   price $120,000 731-char remark

   Show marketing remark (731 chars)

   Welcome to 286 Alhambra Way, ideally located just minutes from historic Highland Square. This beautifully updated and renovated colonial blends modern convenience with classic charm. Step inside to find newer appliances, fresh flooring throughout, and the added convenience of a first-floor laundry room. Major upgrades provide peace of mind, including a newer roof, newer siding, newer house wrap, newer patio door, newer basement door, and newer hot water tank and furnace. Situated at the end of a quiet dead-end street, this home offers extra privacy with minimal traffic-city living at its most comfortable. Move-in ready and thoughtfully updated, this home is the perfect blend of style, comfort, and location. Don't miss it!

3. 2026-04-10
   price $125,000 731-char remark

   Show marketing remark (731 chars)

   Welcome to 286 Alhambra Way, ideally located just minutes from historic Highland Square. This beautifully updated and renovated colonial blends modern convenience with classic charm. Step inside to find newer appliances, fresh flooring throughout, and the added convenience of a first-floor laundry room. Major upgrades provide peace of mind, including a newer roof, newer siding, newer house wrap, newer patio door, newer basement door, and newer hot water tank and furnace. Situated at the end of a quiet dead-end street, this home offers extra privacy with minimal traffic-city living at its most comfortable. Move-in ready and thoughtfully updated, this home is the perfect blend of style, comfort, and location. Don't miss it!

4. 2026-03-05
   price $130,000 731-char remark

   Show marketing remark (731 chars)

   Welcome to 286 Alhambra Way, ideally located just minutes from historic Highland Square. This beautifully updated and renovated colonial blends modern convenience with classic charm. Step inside to find newer appliances, fresh flooring throughout, and the added convenience of a first-floor laundry room. Major upgrades provide peace of mind, including a newer roof, newer siding, newer house wrap, newer patio door, newer basement door, and newer hot water tank and furnace. Situated at the end of a quiet dead-end street, this home offers extra privacy with minimal traffic-city living at its most comfortable. Move-in ready and thoughtfully updated, this home is the perfect blend of style, comfort, and location. Don't miss it!

5. 2026-01-07
   price $135,000 731-char remark

   Show marketing remark (731 chars)

   Welcome to 286 Alhambra Way, ideally located just minutes from historic Highland Square. This beautifully updated and renovated colonial blends modern convenience with classic charm. Step inside to find newer appliances, fresh flooring throughout, and the added convenience of a first-floor laundry room. Major upgrades provide peace of mind, including a newer roof, newer siding, newer house wrap, newer patio door, newer basement door, and newer hot water tank and furnace. Situated at the end of a quiet dead-end street, this home offers extra privacy with minimal traffic-city living at its most comfortable. Move-in ready and thoughtfully updated, this home is the perfect blend of style, comfort, and location. Don't miss it!

6. 2025-11-21
   listed $140,000 Active 731-char remark

   Show marketing remark (731 chars)

   Welcome to 286 Alhambra Way, ideally located just minutes from historic Highland Square. This beautifully updated and renovated colonial blends modern convenience with classic charm. Step inside to find newer appliances, fresh flooring throughout, and the added convenience of a first-floor laundry room. Major upgrades provide peace of mind, including a newer roof, newer siding, newer house wrap, newer patio door, newer basement door, and newer hot water tank and furnace. Situated at the end of a quiet dead-end street, this home offers extra privacy with minimal traffic-city living at its most comfortable. Move-in ready and thoughtfully updated, this home is the perfect blend of style, comfort, and location. Don't miss it!

7. 2022-07-15
   soldstatus $121,000
8. 2022-07-11
   soldstatus $121,000 Closed 327-char remark

   Show marketing remark (327 chars)

   Welcome to 286 Alhambra Way, close to Historic Highland Square. This newly updated and renovated colonial features all NEW appliances , flooring, a 1st floor laundry room, Newer hot water tank and furnace. Situated on a dead end street. The last house so it limits traffic and noise. City charm at its best, it won't last long.

9. 2022-06-06
   status Pending 327-char remark

   Show marketing remark (327 chars)

   Welcome to 286 Alhambra Way, close to Historic Highland Square. This newly updated and renovated colonial features all NEW appliances , flooring, a 1st floor laundry room, Newer hot water tank and furnace. Situated on a dead end street. The last house so it limits traffic and noise. City charm at its best, it won't last long.

10. 2022-05-13
    listed $129,900 Active 327-char remark

    Show marketing remark (327 chars)

    Welcome to 286 Alhambra Way, close to Historic Highland Square. This newly updated and renovated colonial features all NEW appliances , flooring, a 1st floor laundry room, Newer hot water tank and furnace. Situated on a dead end street. The last house so it limits traffic and noise. City charm at its best, it won't last long.

11. 2008-04-30
    soldstatus $15,000
12. 2008-03-03
    listed $24,900
13. 2008-03-02
    historical
14. 2007-11-13
    listed $24,900
15. 1997-11-17
    soldstatus $17,000
16. 1997-11-17
    soldstatus $32,600
17. 1997-09-15
    historical
18. 1997-04-24
    listed $37,900
19. 1995-09-14
    soldstatus $17,000

ⓘ 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: $1,801 · $150/mo
• Projected year-2 tax: $1,836 · $153/mo
• Expected delta: +$36/yr (+$3/mo · 2.0%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,180
• − Mortgage interest: −$6,722
• − Property taxes: −$1,801
• − Insurance: −$600
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,491
• Taxable income: $978
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $2,595/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): 5,474
• Household income: $42,400
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 372.0

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 0.62)
• Race & ethnicity: White 51% Black 34% Two or more races 8% Asian 4% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Romanian 3% Lithuanian 2%
• Foreign-born: 7% · India, Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 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: ▼ -127.53%
• Current HPI: 209.7327
• 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

+605.9% since first listed

19 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-05-01 Price Changed $120,000 MLSNOW
• 2026-04-10 Price Changed $125,000 MLSNOW
• 2026-03-05 Price Changed $130,000 MLSNOW
• 2026-01-07 Price Changed $135,000 MLSNOW
• 2025-11-21 Listed $140,000 MLSNOW
• 2022-07-15 Sold (Public Records) $121,000 Public Records
• 2022-07-11 Sold (MLS) $121,000 MLSNOW
• 2022-06-06 Pending — MLSNOW
• 2022-05-13 Listed $129,900 MLSNOW
• 2008-04-30 Sold (MLS) $15,000 MLSNOW
• 2008-03-03 Listed $24,900 MLSNOW
• 2008-03-02 Listing Removed — MLSNOW
• 2007-11-13 Listed $24,900 MLSNOW
• 1997-11-17 Sold (Public Records) $32,600 Public Records
• 1997-11-17 Sold (Public Records) $17,000 Public Records
• 1997-09-15 Listing Removed — MLSNOW
• 1997-04-24 Listed $37,900 MLSNOW
• 1995-09-14 Sold (Public Records) $17,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,801 · +0.2% YoY. Source: county tax records.