600 Robinette Ct · Akron, OH 44310

$115,000

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 56 Days on market

Built 1923 4,399 sqft lot Est $115k · at est.

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.0/10.0
• 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

Investors, owner occupants! Two story, three bedrooms in fair condition. Not a lot to do. Sold AS IS.

Key facts

• Front porch
• Natural light
• Spacious living room

Tags

• FRONT PORCH
• SPACIOUS LIVING ROOM
• DEDICATED DINING AREA
• GENEROUSLY SIZED KITCHEN
• ORIGINAL HARDWOOD FLOORS
• NATURAL LIGHT

Property features AI

Exterior

• Parking: Detached garage (2 spaces); Unpaved areas
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Construction: Block construction; Asphalt roof; Below-grade finished area reported (finished basement area 250); Above-grade finished area reported (1,264)
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Range
• Bedrooms: Multiple bedrooms located on the second floor
• Flooring: Wood flooring in family and dining rooms; Carpet in bedrooms; Linoleum in kitchen and bathrooms
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Forced air gas heating; Wall/window cooling units
• Interior features: Partially finished basement; 7 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

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; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 34% 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 $795 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

• It's been on market 56 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $20k; list at $115k implies a 475% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $115,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Robinette Ct	0.00mi	3/2.0	1,264 (0%)	1mo	$105,000	$83	95
570 Dayton St	0.11mi	3/1.0	1,140 (-10%)	6mo	$70,000	$61	73
203 E York St	0.15mi	3/1.5	1,415 (+12%)	6mo	$75,000	$53	66
683 Ranney St	0.64mi	3/1.0	1,291 (+2%)	3mo	$125,000	$97	64
670 Singley Ave	0.57mi	3/1.5	1,312 (+4%)	4mo	$170,000	$130	62
230 Helen Ave	0.46mi	4/1.5 (+1)	1,390 (+10%)	1mo	$154,000	$111	54
71 Rosalind Ct	0.71mi	3/2.0	1,298 (+3%)	7mo	$110,000	$85	53
553 Fouse Ave	0.57mi	3/2.0	1,176 (-7%)	6mo	$132,000	$112	52
81 E Dalton St	0.65mi	2/1.0 (-1)	1,373 (+9%)	2mo	$112,000	$82	48
630 Ranney St	0.67mi	4/1.5 (+1)	1,200 (-5%)	7mo	$110,000	$92	48
523 Evans Ave	0.68mi	3/1.5	1,374 (+9%)	6mo	$125,000	$91	47
958 Woodward Ave	0.69mi	3/1.5	1,439 (+14%)	6mo	$115,000	$80	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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-7,434
• Equity at exit: $17,147

10-year hold

• IRR: 5.6%
• Equity multiple: 1.45×
• Total profit: $14,348
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,154 high
• Mortgage (P&I): −$603
• Tax from tax record: −$119 /mo · $1,425/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $142

Break-even live

Break-even rent $974

Max offer price $115,000

Occupancy floor 83%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
586 Robinette Ct Akron, OH	4.0	1.0	1040	$1,250	$1.20	44d	1	0.05mi
559 Dayton St Akron, OH	3.0	1.0	1200	$1,200	$1.00	44d	1	0.11mi
570 Dayton St Akron, OH	3.0	1.0	1140	$1,350	$1.18	14d	1	0.13mi
265 Cranz Pl Akron, OH	4.0	1.0	1376	$1,300	$0.94	44d	1	0.18mi
674 Thayer St #676 Akron, OH	2.0	1.0	1208	$795	$0.66	44d	1	0.19mi
674 Thayer St Unit 674 Akron, OH	2.0	1.0	1208	$825	$0.68	44d	1	0.19mi
500 Delmar Ave Unit 502 Akron, OH	2.0	1.0	1000	$775	$0.78	23d	1	0.20mi
649 Patterson Ave Unit B Akron, OH	3.0	1.0	1200	$900	$0.75	44d	1	0.23mi
649 Patterson Ave Unit a Akron, OH	2.0	1.0	1000	$775	$0.78	44d	1	0.23mi
825 Avon St Unit 1 Akron, OH	2.0	1.0	960	$875	$0.91	21d	1	0.52mi
15 W York St Akron, OH	3.0	1.0	1178	$1,150	$0.98	21d	1	0.54mi
15 W York St Akron, OH	2.0	1.5	1178	$1,150	$0.98	14d	1	0.54mi
835 Carlysle St Akron, OH	3.0	1.0	1152	$1,250	$1.09	44d	1	0.75mi
805 Carpenter St Akron, OH	3.0	1.0	1056	$1,100	$1.04	23d	1	0.78mi
539 E Cuyahoga Falls Ave Unit 1 Akron, OH	2.0	1.0	1000	$895	$0.90	23d	1	0.87mi
1088 Lexington Ave Akron, OH	3.0	1.0	1008	$1,600	$1.59	14d	1	0.96mi
1180 Murray Ave Akron, OH	3.0	2.0	1340	$1,175	$0.88	21d	1	1.09mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	44d	1	1.24mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	44d	1	1.25mi
1390 N Howard St Akron, OH	2.0	1.0	1000	$1,000	$1.00	44d	1	1.37mi
207 Crosby St Akron, OH	4.0	1.0	1200	$1,395	$1.16	44d	1	1.43mi
39 N Balch St Akron, OH	4.0	1.0	1000	$995	$0.99	44d	1	1.50mi

Listing history 10 events

1. 2026-05-20
   status Pending
2. 2026-04-14
   historical Contingent
3. 2026-03-24
   listed $115,000 Active
4. 2008-06-20
   soldstatus $20,000 102-char remark

   Show marketing remark (102 chars)

   Investors, owner occupants! Two story, three bedrooms in fair condition. Not a lot to do. Sold AS IS.

5. 2008-04-17
   listed $22,900 102-char remark

   Show marketing remark (102 chars)

   Investors, owner occupants! Two story, three bedrooms in fair condition. Not a lot to do. Sold AS IS.

6. 2006-06-01
   soldstatus $84,900
7. 2006-03-27
   soldstatus $31,000 263-char remark

   Show marketing remark (263 chars)

   HUD Owned. Case #412-438412. Being sold as-is. No disclosures. HUD will not make repairs. MCB makes no warranty as to the existence of mold in this property and is not liable for the potential harmful effects thereof. Cash, Conventional or FHA Financing possible.

8. 2005-07-29
   listed $36,050 263-char remark

   Show marketing remark (263 chars)

   HUD Owned. Case #412-438412. Being sold as-is. No disclosures. HUD will not make repairs. MCB makes no warranty as to the existence of mold in this property and is not liable for the potential harmful effects thereof. Cash, Conventional or FHA Financing possible.

9. 1989-02-07
   soldstatus $33,300
10. 1986-03-07
    soldstatus $16,500

ⓘ 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: $1,425 · $119/mo
• Projected year-2 tax: $1,609 · $134/mo
• Expected delta: +$185/yr (+$15/mo · 13.0%)

ⓘ 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 · 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: $13,850
• − Mortgage interest: −$6,442
• − Property taxes: −$1,425
• − Insurance: −$575
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$3,345
• Taxable loss: −$153
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $1,741/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

+597.0% since first listed

10 events — show timeline

• 2026-05-20 Pending — MLSNOW
• 2026-04-14 Contingent — MLSNOW
• 2026-03-24 Listed $115,000 MLSNOW
• 2008-06-20 Sold (MLS) $20,000 MLSNOW
• 2008-04-17 Listed $22,900 MLSNOW
• 2006-06-01 Sold (Public Records) $84,900 Public Records
• 2006-03-27 Sold (MLS) $31,000 MLSNOW
• 2005-07-29 Listed $36,050 MLSNOW
• 1989-02-07 Sold (Public Records) $33,300 Public Records
• 1986-03-07 Sold (Public Records) $16,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,425 · +0.2% YoY. Source: county tax records.