980 Neptune Ave · Akron, OH 44301

$115,000

3 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 20 Days on market

Built 1918 4,800 sqft lot Est $109k · 6% over

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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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.2/10.0
• ARV discount +4.9/15.0
• 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

Cash offers only. Property was started as a flip and is being sold as-is. Work is partially completed and ready for the next investor to finish. No repairs will be made by seller. Great opportunity for investors or rehab buyers.

Key facts

• New kitchen
• New flooring
• Large yard

Tags

• LARGE YARD
• NEW KITCHEN
• NEW FLOORING
• FRESHLY PAINTED

Property features AI

Finance

• HOA & community: Near a park

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; Block construction; Asphalt/fiberglass roof; Above-grade finished area approximately 1,088
• Construction: Built as recorded in public records
• Exterior features: Porch; City lot; Has a view; No additional exterior features listed

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement; Gas fireplace
• Laundry & utility: Washer/dryer in unit; Laundry located in basement

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 $266 ($3k/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: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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); 85 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); 55% 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 30% 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 $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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 32y 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 $22k; list at $115k implies a 423% 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1918 — 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: 1.12% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.91%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $108,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Beardsley St	0.35mi	3/1.0	1,075 (-1%)	2mo	$107,000	$100	80
390 Cole Ave	0.44mi	3/1.0	1,104 (+2%)	2mo	$110,000	$100	75
1215 Sherman St	0.55mi	3/1.0	1,100 (+1%)	2mo	$134,500	$122	71
1240 Tulip St	0.49mi	2/1.5 (-1)	1,107 (+2%)	2mo	$135,000	$122	66
884 Lovers Ln	0.53mi	3/1.0	1,149 (+6%)	1mo	$90,000	$78	65
485 E Archwood Ave	0.50mi	3/1.0	1,204 (+11%)	1mo	$101,000	$84	58
526 Clifford Ave	0.43mi	2/1.0 (-1)	978 (-10%)	2mo	$132,000	$135	56
521 E Archwood Ave	0.49mi	3/1.0	1,216 (+12%)	2mo	$73,500	$60	56
1212 Tulip St	0.44mi	3/1.0	1,236 (+14%)	2mo	$114,000	$92	55
1281 Neptune Ave	0.57mi	3/2.0	1,172 (+8%)	2mo	$120,000	$102	55
591 Hedden Ave	0.69mi	3/1.0	1,224 (+12%)	2mo	$63,500	$52	45
1133 Bellows St	0.65mi	3/1.0	933 (-14%)	2mo	$110,000	$118	44

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $420
• Equity at exit: $17,147

10-year hold

• IRR: 11.5%
• Equity multiple: 1.97×
• Total profit: $31,184
• 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 44301

• Home prices YoY: -25.7%
• Rents YoY: 4.6%
• Active inventory: 85
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$603
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $266

Break-even live

Break-even rent $952

Max offer price $115,000

Occupancy floor 74%

Sensitivity live

Price	-10% $331	-5% $298	+0% $266	+5% $233	+10% $201
Rent	-10% $164	-5% $215	+0% $266	+5% $317	+10% $368
Rate	-1.0pp $324	-0.5pp $295	base $266	+0.5pp $236	+1.0pp $206

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	24d	1	0.02mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	45d	1	0.11mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	45d	1	0.12mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	45d	1	0.12mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	45d	1	0.14mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	45d	1	0.23mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	45d	1	0.25mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	45d	1	0.28mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	24d	1	0.29mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	0.33mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	45d	1	0.45mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	15d	1	0.61mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	15d	1	0.62mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	15d	1	0.62mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	15d	1	0.63mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	24d	1	0.68mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	45d	1	0.68mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	22d	1	0.69mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	45d	1	0.71mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	24d	1	0.73mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	45d	1	0.76mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	45d	1	0.77mi
1005 Pardee Ave Akron, OH	2.0	1.0	862	$1,025	$1.19	45d	1	0.77mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	45d	1	0.78mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	45d	1	0.79mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	45d	1	0.82mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	24d	1	0.87mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	45d	1	0.89mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	45d	1	0.90mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	24d	1	0.91mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	15d	1	0.92mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	45d	1	0.92mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	24d	1	0.95mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	45d	1	0.96mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	45d	1	0.96mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$1,174	$1.03	15d	1	0.97mi
393 Cross St Unit 393 Akron, OH	2.0	1.0	864	$775	$0.90	45d	1	0.97mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	24d	1	0.99mi
467 Spicer St Akron, OH	2.0	1.0	800	$915	$1.14	24d	1	0.99mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	24d	1	1.00mi

Listing history 15 events

1. 2026-06-21
   days on market $115,000 Active 20 DOM
2. 2026-06-18
   days on market $115,000 Active 17 DOM
3. 2026-06-17
   days on market $115,000 Active 16 DOM
4. 2026-06-16
   days on market $115,000 Active 15 DOM
5. 2026-06-15
   days on market $115,000 Active 14 DOM
6. 2026-06-14
   days on market $115,000 Active 12 DOM
7. 2026-06-13
   days on market $115,000 Active 11 DOM
8. 2026-06-10
   pricedays on market $115,000 Active 9 DOM
9. 2026-06-09
   days on market $119,000 Active 8 DOM
10. 2026-06-08
    days on market $119,000 Active 7 DOM
11. 2026-06-07
    days on market $119,000 Active 6 DOM
12. 2026-06-05
    days on market $119,000 Active 3 DOM
13. 2026-06-03
    days on market $119,000 Active 2 DOM
14. 2026-06-02
    remarks 136-char remark
15. 2026-06-02
    listed $119,000 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: $1,209 · $101/mo
• Projected year-2 tax: $1,502 · $125/mo
• Expected delta: +$292/yr (+$24/mo · 24.2%)

ⓘ 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: $15,456
• − Mortgage interest: −$6,442
• − Property taxes: −$1,209
• − Insurance: −$575
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$3,345
• Taxable income: $1,412
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $2,851/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

+271.9% since first listed

16 events — show timeline

• 2026-06-01 Listed $119,000 MLSNOW
• 2026-02-13 Sold (MLS) $22,000 MLSNOW
• 2026-02-02 Pending — MLSNOW
• 2026-02-02 Listed $25,000 MLSNOW
• 2012-01-13 Sold (MLS) $15,000 MLSNOW
• 2011-11-30 Listed $16,900 MLSNOW
• 2011-11-30 Listing Removed — MLSNOW
• 2011-09-07 Listed $17,000 MLSNOW
• 2010-07-30 Listing Removed — MLSNOW
• 2009-04-02 Listed $20,000 MLSNOW
• 2003-06-19 Sold (Public Records) $73,900 Public Records
• 1997-09-23 Listing Removed — MLSNOW
• 1997-06-26 Listed $55,000 MLSNOW
• 1994-08-15 Listing Removed — MLSNOW
• 1994-05-02 Sold (Public Records) $27,000 Public Records
• 1994-02-17 Listed $32,000 MLSNOW

Property tax history

-0.6%/yr

Latest (2025): $1,209 · +0.2% YoY. Source: county tax records.