2310 17th St SW · Akron, OH 44314

$109,000

3 bd · 1.0 ba · 1,409 sqft · SingleFamily public records · 5 Days on market

Built 1914 5,401 sqft lot $77/sqft · 13% above area Est $96k · 13% 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 +26.5/30.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Old World charm in this 3 Bedroom with Finished Attic Colonial!!!

Key facts

• Finished bonus space
• Private back yard
• Paved driveway

Tags

• NEW LVP FLOORING
• DECORATIVE BRICK FIREPLACE
• ENCLOSED PORCH
• FINISHED BONUS SPACE
• PRIVATE BACK YARD
• PAVED DRIVEWAY

Property features AI

Exterior

• Parking: Attached garage (2 spaces); Paved parking
• Utilities: Public water; Public sewer
• Home design: Vinyl siding construction; Asphalt roof; Above-grade finished area reported by assessor
• Construction: Vinyl siding; Asphalt roof; Year built per public records
• Exterior features: Enclosed glass porch/patio; Patio; Porch; Private backyard

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air gas heating
• Interior features: Full unfinished basement; Decorative fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Cap rate 9.5% 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.
• Zoned schools: Rimer Community Learning Center (math 37% / reading 37%, grade F, #1,087 of 1,584 statewide, top 70%, 278 students, 0% FRL); Innes Community Learning Center (math 8% / reading 15%, grade F, #641 of 654 statewide, top 98%, 641 students, 0% FRL); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 43% at this address vs 26% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 104 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 33% of the median local income ($47k/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 $754 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 + 3.9% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1914 — 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: 1.21% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $96,079
• List price: $109,000
• Delta: 13.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2342 16th St SW	0.08mi	4/1.0 (+1)	1,303 (-8%)	2mo	$77,000	$59	77
962 Iona Ave	0.50mi	3/1.0	1,443 (+2%)	2mo	$132,000	$91	70
1223 Florida Ave	0.50mi	3/2.0	1,391 (-1%)	2mo	$143,000	$103	68
2323 SW 11th St SW	0.36mi	3/1.5	1,272 (-10%)	5mo	$117,000	$92	61
2246 7th St SW	0.56mi	3/1.5	1,487 (+6%)	5mo	$106,000	$71	59
600 Florida Ave	0.70mi	3/1.5	1,368 (-3%)	4mo	$120,000	$88	57
2140 18th St SW	0.33mi	3/2.0	1,242 (-12%)	5mo	$68,000	$55	56
721 Polk Ave	0.64mi	3/1.5	1,500 (+6%)	4mo	$70,000	$47	54
2186 5th St SW	0.69mi	3/1.0	1,288 (-9%)	5mo	$82,000	$64	50
2271 5th St SW	0.67mi	2/2.0 (-1)	1,508 (+7%)	3mo	$95,000	$63	45
2134 7th St SW	0.64mi	3/2.0	1,256 (-11%)	4mo	$95,000	$76	45
2045 9th St SW	0.68mi	3/2.0	1,232 (-13%)	5mo	$160,000	$130	39

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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,895
• Equity at exit: $16,252

10-year hold

• IRR: 12.1%
• Equity multiple: 2.00×
• Total profit: $30,434
• Equity at exit: $9,424

Cash invested: $30,520 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$572
• Tax from tax record: −$141 /mo · $1,689/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $288

Break-even live

Break-even rent $959

Max offer price $109,000

Occupancy floor 73%

Sensitivity live

Price	-10% $349	-5% $318	+0% $288	+5% $257	+10% $226
Rent	-10% $183	-5% $235	+0% $288	+5% $340	+10% $392
Rate	-1.0pp $342	-0.5pp $315	base $288	+0.5pp $259	+1.0pp $231

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	16d	1	0.18mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	16d	1	0.27mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	45d	1	0.31mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	45d	1	0.32mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	16d	1	0.35mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	45d	1	0.36mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	45d	1	0.39mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	16d	1	0.47mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	25d	1	0.51mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	16d	1	0.57mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	25d	1	0.59mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	22d	1	0.62mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	25d	1	0.63mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	16d	1	0.67mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	16d	1	0.70mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	45d	1	0.88mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	22d	1	0.88mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	22d	1	0.92mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	25d	1	1.10mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	45d	1	1.12mi

Listing history 6 events

1. 2026-05-05
   status Pending 617-char remark
2. 2026-04-29
   listed $109,000 Active 617-char remark
3. 2024-11-04
   historical $1,300
4. 2024-10-03
   listed $1,300
5. 2013-06-28
   soldstatus $25,000 65-char remark

   Show marketing remark (65 chars)

   Old World charm in this 3 Bedroom with Finished Attic Colonial!!!

6. 2013-04-16
   listed $29,900 65-char remark

   Show marketing remark (65 chars)

   Old World charm in this 3 Bedroom with Finished Attic Colonial!!!

ⓘ 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: $1,689 · $141/mo
• Projected year-2 tax: $1,695 · $141/mo
• Expected delta: +$5/yr ($0/mo · 0.3%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,879
• − Mortgage interest: −$6,106
• − Property taxes: −$1,689
• − Insurance: −$545
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$3,171
• Taxable income: $1,827
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $3,012/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): 17,885
• Household income: $47,468
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 975.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 16% Two or more races 12% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · India, Canada, Philippines
• Languages at home: 96% English-only · Chinese 2% Russian/Polish/Slavic 1% Spanish 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: ▼ -166.61%
• Current HPI: 151.066
• Rent YoY: ▲ 3.91%
• 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

+293.0% since first listed

7 events — show timeline

• 2026-06-04 Sold (MLS) $117,500 MLSNOW
• 2026-05-05 Pending — MLSNOW
• 2026-04-29 Listed $109,000 MLSNOW
• 2024-11-04 Rental Removed $1,300 Avail
• 2024-10-03 Listed for Rent $1,300 Avail
• 2013-06-28 Sold (MLS) $25,000 MLSNOW
• 2013-04-16 Listed $29,900 MLSNOW

Property tax history

+8.7%/yr

Latest (2025): $1,689 · +0.2% YoY. Source: county tax records.