1246 Allendale Ave · Akron, OH 44306

$97,850

2 bd · 1.5 ba · 913 sqft · SingleFamily public records · 39 Days on market

Built 1930 4,399 sqft lot $107/sqft · 7% below area Est $105k · 7% under ↓ 2% since listing

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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 +21.4/30.0
• ARV discount +10.6/15.0
• DSCR +6.8/10.0
• 1% rule +6.0/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an affordable 2-bed bungalow in Akron with recent updates and easy highway access? 1246 Allendale Ave offers a practical opportunity for owner-occupants, first-time buyers, or investors seeking value in the Firestone-South Akron area. This 1-floor ranch-style home features updated flooring, fresh paint, some newer windows, updated kitchen cabinetry with backsplash, newer plumbing, and a newer furnace and water heater, giving buyers several important improvements already completed. Inside, the home offers 912 sq ft with a comfortable layout that includes a bright living area, 2 bedrooms, 1 full bath, and a cozy eat-in kitchen space perfect for everyday dining. The covered front p

Key facts

• Fresh paint
• Newer furnace
• Newer plumbing

Tags

• UPDATED FLOORING
• FRESH PAINT
• NEWER WINDOWS
• UPDATED KITCHEN CABINETRY
• NEWER PLUMBING
• NEWER FURNACE

Property features AI

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces east; Block foundation
• Construction: Wood siding; Asphalt/fiberglass roof; Built per public records
• Exterior features: Front porch; Patio; Outbuilding, storage and workshop; Partial chain-link fencing; Back yard, front yard, city lot, flat and level lot; Has a view

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two main-level bedrooms (both on the first floor)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air gas heating
• Interior features: Insulated windows; Eat-in kitchen; Full unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 6.6% in Akron — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+7.6%/yr); 71 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 31% 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 $676 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 + 7.6% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,914 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1930 — 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: 1.10% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 7.6

CMA / ARV

• ARV (median comp): $105,173
• List price: $97,850
• Delta: -6.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1313 Coventry St	0.03mi	2/1.0	913 (0%)	4mo	$80,000	$88	93
1124 Hammel St	0.14mi	2/1.0	913 (0%)	5mo	$129,900	$142	88
526 Clifford Ave	0.29mi	2/1.0	978 (+7%)	2mo	$132,000	$135	71
1243 Dietz Ave	0.30mi	2/1.0	1,024 (+12%)	2mo	$90,000	$88	62
982 Merton Ave	0.46mi	2/1.0	984 (+8%)	2mo	$106,000	$108	61
1239 Lily St	0.45mi	2/1.0	846 (-7%)	6mo	$66,800	$79	60
1137 Herberich Ave	0.41mi	2/1.0	816 (-11%)	2mo	$115,575	$142	59
1646 Highview Ave	0.60mi	3/1.0 (+1)	957 (+5%)	2mo	$139,900	$146	55
629 Donald Ave	0.47mi	3/1.0 (+1)	1,008 (+10%)	4mo	$123,500	$123	50
801 Triplett Blvd	0.41mi	3/1.0 (+1)	1,040 (+14%)	3mo	$165,000	$159	48
1623 Sunset Ave	0.65mi	3/2.0 (+1)	1,008 (+10%)	1mo	$125,000	$124	44
1708 Highview Ave	0.71mi	3/1.0 (+1)	1,008 (+10%)	1mo	$139,000	$138	42

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,368
• Equity at exit: $14,590

10-year hold

• IRR: 13.0%
• Equity multiple: 2.26×
• Total profit: $34,558
• Equity at exit: $8,460

Cash invested: $27,398 (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 44306

• Rents YoY: 7.6%
• Active inventory: 71
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,080 high
• Mortgage (P&I): −$513
• Tax from tax record: −$155 /mo · $1,856/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $144

Break-even live

Break-even rent $897

Max offer price $97,850

Occupancy floor 82%

Sensitivity live

Price	-10% $200	-5% $172	+0% $144	+5% $117	+10% $89
Rent	-10% $59	-5% $102	+0% $144	+5% $187	+10% $230
Rate	-1.0pp $194	-0.5pp $169	base $144	+0.5pp $119	+1.0pp $93

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: $24,462
• Closing costs: $2,936
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	15d	1	0.04mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	24d	1	0.20mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	15d	1	0.32mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	45d	1	0.41mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	45d	1	0.45mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$919	$0.80	15d	1	0.47mi
1566 Coventry St Akron, OH	1.0	1.5	600	$795	$1.32	45d	1	0.47mi
1588 Coventry St Unit 7 Akron, OH	1.0	1.0	600	$795	$1.32	24d	1	0.51mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	45d	1	0.53mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	15d	1	0.62mi
958 Hunt St #2 Akron, OH	1.0	1.0	700	$600	$0.86	45d	1	0.67mi
958 Hunt St Unit A Akron, OH	1.0	1.0	800	$750	$0.94	45d	1	0.67mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	45d	1	0.69mi
1017 Neville Ave Akron, OH	2.0	1.0	600	$675	$1.12	45d	1	0.71mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	45d	1	0.73mi
1055 Neville Ave Akron, OH	2.0	1.0	600	$700	$1.17	45d	1	0.79mi
1005 Pardee Ave Akron, OH	2.0	1.0	862	$1,025	$1.19	45d	1	0.83mi
920 Clement St Akron, OH	2.0	1.0	940	$995	$1.06	15d	1	0.83mi
1078 Lindsay Ave Akron, OH	3.0	2.0	1005	$1,350	$1.34	45d	1	0.86mi
1093 Georgia Ave Akron, OH	2.0	1.0	752	$1,103	$1.47	15d	1	0.88mi
1442 Virginia Ave Akron, OH	2.0	1.0	840	$795	$0.95	45d	1	0.91mi
1125 Georgia Ave Akron, OH	3.0	1.0	1060	$1,300	$1.23	15d	1	0.93mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	24d	1	0.96mi
778 Ravenswood St Akron, OH	2.0	1.0	616	$1,150	$1.87	24d	1	0.99mi
101 E Firestone Blvd Akron, OH	1.0	1.0	675	$881	$1.31	24d	6	1.01mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	15d	1	1.01mi
548 Winans Ave Akron, OH	1.0	1.0	700	$1,100	$1.57	45d	1	1.04mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	45d	1	1.05mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	45d	1	1.06mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	45d	1	1.07mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	45d	1	1.10mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	45d	1	1.12mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	45d	1	1.15mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	45d	1	1.18mi
780 Anderson Ave #12 Akron, OH	1.0	1.0	700	$785	$1.12	15d	1	1.21mi
780 Anderson Ave #13 Akron, OH	1.0	1.0	700	$785	$1.12	45d	1	1.21mi
794 Anderson Ave #9 Akron, OH	1.0	1.0	600	$785	$1.31	24d	1	1.23mi
783 Anderson Ave Apt 5 Akron, OH	2.0	1.0	900	$900	$1.00	45d	1	1.25mi
769 Anderson Ave #6 Akron, OH	1.0	1.0	600	$785	$1.31	15d	1	1.25mi
783 Anderson Ave Apt 10 Akron, OH	2.0	1.0	900	$900	$1.00	15d	1	1.25mi

Listing history 18 events

1. 2026-06-21
   days on market $97,850 Active 39 DOM
2. 2026-06-18
   days on market $97,850 Active 36 DOM
3. 2026-06-17
   days on market $97,850 Active 35 DOM
4. 2026-06-16
   days on market $97,850 Active 34 DOM
5. 2026-06-15
   days on market $97,850 Active 33 DOM
6. 2026-06-14
   days on market $97,850 Active 31 DOM
7. 2026-06-13
   days on market $97,850 Active 30 DOM
8. 2026-06-10
   days on market $97,850 Active 28 DOM
9. 2026-06-09
   days on market $97,850 Active 27 DOM
10. 2026-06-08
    days on market $97,850 Active 26 DOM
11. 2026-06-07
    days on market $97,850 Active 25 DOM
12. 2026-06-05
    pricedays on market $97,850 Active 22 DOM
13. 2026-06-03
    days on market $99,850 Active 21 DOM
14. 2026-06-02
    days on market $99,850 Active 20 DOM
15. 2026-06-01
    days on market $99,850 Active 19 DOM
16. 2026-05-31
    days on market $99,850 Active 18 DOM
17. 2026-05-31
    days on market $99,850 Active 17 DOM
18. 2026-05-13
    listed $99,850 Active 1293-char remark

ⓘ 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: $1,856 · $155/mo
• Projected year-2 tax: $1,856 · $155/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 7 d/yr ≥96°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: $12,954
• − Mortgage interest: −$5,481
• − Property taxes: −$1,856
• − Insurance: −$489
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$2,847
• Taxable income: $209
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $1,681/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): 20,905
• Household income: $41,688
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1251.0

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 48% Black 38% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 2% Iranian 1% Scotch-Irish 1%
• Foreign-born: 4% · Vietnam, Canada, Philippines
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Vietnamese 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: ▼ -101.46%
• Current HPI: 132.768
• Rent YoY: ▲ 7.63%
• 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

-2.0% since first listed

2 events — show timeline

• 2026-06-04 Price Changed $97,850 MLSNOW
• 2026-05-13 Listed $99,850 MLSNOW

Property tax history

+2.7%/yr

Latest (2025): $1,856 · +0.2% YoY. Source: county tax records.