939 W Exchange St · Akron, OH 44302

$108,000

3 bd · 1.0 ba · 1,393 sqft · SingleFamily public records · 231 Days on market

Built 1914 3,693 sqft lot $78/sqft · 7% below area Est $116k · 7% 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 +23.9/30.0
• ARV discount +10.7/15.0
• DSCR +7.7/10.0
• 1% rule +6.7/10.0
• 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

Attention Investors!! Expand your portfolio with this well maintained, single-family home located in Akron's Highland Square Neighborhood. This property is occupied, providing immediate cashflow. It is currently generating $1,000 per month in rental income, and offers great value-add potential. This unit is leased through 4/30/2026, by long term tenants. This property presents a great opportunity to add a stable, income-producing property to your portfolio, with potential to increase income and build long term equity in an attractive location.

Key facts

• Value-add potential
• Immediate cashflow
• Single-family home

Tags

• SINGLE-FAMILY HOME
• HIGHLAND SQUARE NEIGHBORHOOD
• IMMEDIATE CASHFLOW
• RENTAL INCOME
• VALUE-ADD POTENTIAL
• LEASED BY LONG TERM TENANTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 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; lower-income renter base — watch delinquency; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 36% 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 $747 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 231 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $108k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $95,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 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 1914 — 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: 1.17% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.31%
• DSCR: 1.37
• GRM: 7.1

CMA / ARV

• ARV (median comp): $116,310
• List price: $108,000
• Delta: -7.14%
• 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
322 Madison Ave	0.34mi	3/2.0	1,328 (-5%)	1mo	$49,000	$37	71
910 Bye St	0.33mi	4/1.0 (+1)	1,457 (+5%)	1mo	$102,000	$70	71
968 Stadelman Ave	0.30mi	3/1.5	1,488 (+7%)	2mo	$104,000	$70	70
445 Beechwood Dr	0.53mi	3/1.0	1,498 (+8%)	2mo	$142,850	$95	61
580 Moreley Ave	0.69mi	3/1.5	1,425 (+2%)	3mo	$160,000	$112	59
817 Weber Ave	0.68mi	3/1.5	1,450 (+4%)	1mo	$200,000	$138	59
978 Delia Ave	0.22mi	2/1.5 (-1)	1,199 (-14%)	2mo	$42,500	$35	58
378 Wildwood Ave	0.40mi	4/1.0 (+1)	1,544 (+11%)	4mo	$66,000	$43	55
379 Noble Ave	0.55mi	3/1.0	1,224 (-12%)	2mo	$90,000	$74	52
555 Hoye Ave	0.74mi	4/1.0 (+1)	1,505 (+8%)	2mo	$15,500	$10	46
557 Wildwood Ave	0.74mi	3/1.0	1,545 (+11%)	2mo	$65,000	$42	46
404 Noah Ave	0.64mi	3/1.0	1,192 (-14%)	1mo	$77,500	$65	45

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-4,118
• Equity at exit: $16,103

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $13,778
• Equity at exit: $9,338

Cash invested: $30,240 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,268 high
• Mortgage (P&I): −$566
• Tax from tax record: −$181 /mo · $2,170/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $209

Break-even live

Break-even rent $1,003

Max offer price $108,000

Occupancy floor 78%

Sensitivity live

Price	-10% $271	-5% $240	+0% $209	+5% $179	+10% $148
Rent	-10% $109	-5% $159	+0% $209	+5% $259	+10% $310
Rate	-1.0pp $264	-0.5pp $237	base $209	+0.5pp $181	+1.0pp $153

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	25d	6	0.24mi
80 Byers Ave Unit A Akron, OH	2.0	1.0	900	$995	$1.11	45d	1	0.34mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	22d	1	0.36mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	45d	1	0.36mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	45d	1	0.36mi
724 Crosby St Akron, OH	2.0	1.0	1582	$995	$0.63	25d	1	0.37mi
724 Crosby St Unit 1 Akron, OH	2.0	1.0	1582	$995	$0.63	45d	1	0.37mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	45d	1	0.39mi
25 N Rose Blvd Unit 1496095P Akron, OH	4.0	2.5	1603	$9,078	$5.66	22d	1	0.40mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	15d	1	0.40mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	45d	1	0.42mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	45d	1	0.43mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	45d	1	0.43mi
678 Crosby St Unit 3 Akron, OH	2.0	1.0	1000	$780	$0.78	45d	1	0.44mi
115 N Portage Path Unit 6 Akron, OH	2.0	1.0	1200	$1,195	$1.00	45d	1	0.46mi
916 Peckham St Akron, OH	2.0	1.0	936	$850	$0.91	45d	1	0.47mi
627 Crosby St Unit B Akron, OH	4.0	1.0	1200	$875	$0.73	45d	1	0.51mi
199 Beck Ave Unit 2 Akron, OH	2.0	1.0	926	$1,300	$1.40	25d	1	0.54mi
405 Noah Ave Akron, OH	2.0	1.0	1000	$1,050	$1.05	22d	1	0.64mi
218 Twin Oaks Rd Unit 222-16 Akron, OH	3.0	2.0	1400	$1,500	$1.07	45d	1	0.65mi
218 Twin Oaks Rd Unit 222-05 Akron, OH	2.0	1.0	1100	$1,150	$1.05	45d	1	0.66mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	15d	1	0.70mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	15d	1	0.75mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	45d	1	0.75mi
53 S Balch St Unit 55 Akron, OH	2.0	1.0	1500	$850	$0.57	15d	1	0.76mi
55 S Balch St Unit A Akron, OH	2.0	1.0	1500	$800	$0.53	25d	1	0.77mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	15d	1	0.77mi
502 Evelyn Ct Akron, OH	2.0	1.0	900	$950	$1.06	45d	1	0.77mi
152 S Balch St Akron, OH	3.0	1.5	1000	$1,195	$1.20	45d	1	0.77mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	45d	1	0.77mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	25d	1	0.82mi
39 N Balch St Akron, OH	4.0	1.0	1000	$995	$0.99	45d	1	0.83mi
45 Oakdale Ave Unit A Akron, OH	2.0	1.0	1000	$875	$0.88	25d	1	0.83mi
45 Oakdale Ave Akron, OH	2.0	1.0	1000	$900	$0.90	15d	1	0.83mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	45d	7	0.87mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	15d	1	0.89mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	45d	1	1.02mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	45d	1	1.04mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	15d	1	1.06mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	25d	1	1.18mi

Listing history 28 events

1. 2026-06-21
   days on market $108,000 Active 231 DOM
2. 2026-06-18
   days on market $108,000 Active 228 DOM
3. 2026-06-17
   days on market $108,000 Active 227 DOM
4. 2026-06-16
   days on market $108,000 Active 226 DOM
5. 2026-06-15
   days on market $108,000 Active 225 DOM
6. 2026-06-14
   days on market $108,000 Active 223 DOM
7. 2026-06-13
   days on market $108,000 Active 222 DOM
8. 2026-06-10
   days on market $108,000 Active 220 DOM
9. 2026-06-09
   days on market $108,000 Active 219 DOM
10. 2026-06-08
    days on market $108,000 Active 218 DOM
11. 2026-06-07
    days on market $108,000 Active 217 DOM
12. 2026-06-05
    days on market $108,000 Active 214 DOM
13. 2026-06-03
    days on market $108,000 Active 213 DOM
14. 2026-06-02
    days on market $108,000 Active 212 DOM
15. 2026-06-01
    days on market $108,000 Active 211 DOM
16. 2026-05-31
    days on market $108,000 Active 210 DOM
17. 2026-05-31
    days on market $108,000 Active 209 DOM
18. 2026-03-31
    status Active 551-char remark

    Show marketing remark (551 chars)

    Attention Investors!! Expand your portfolio with this well maintained, single-family home located in Akron's Highland Square Neighborhood. This property is occupied, providing immediate cashflow. It is currently generating $1,000 per month in rental income, and offers great value-add potential. This unit is leased through 4/30/2026, by long term tenants. This property presents a great opportunity to add a stable, income-producing property to your portfolio, with potential to increase income and build long term equity in an attractive location.

19. 2026-03-26
    historical 551-char remark

    Show marketing remark (551 chars)

    Attention Investors!! Expand your portfolio with this well maintained, single-family home located in Akron's Highland Square Neighborhood. This property is occupied, providing immediate cashflow. It is currently generating $1,000 per month in rental income, and offers great value-add potential. This unit is leased through 4/30/2026, by long term tenants. This property presents a great opportunity to add a stable, income-producing property to your portfolio, with potential to increase income and build long term equity in an attractive location.

20. 2026-03-19
    price $108,000 551-char remark

    Show marketing remark (551 chars)

    Attention Investors!! Expand your portfolio with this well maintained, single-family home located in Akron's Highland Square Neighborhood. This property is occupied, providing immediate cashflow. It is currently generating $1,000 per month in rental income, and offers great value-add potential. This unit is leased through 4/30/2026, by long term tenants. This property presents a great opportunity to add a stable, income-producing property to your portfolio, with potential to increase income and build long term equity in an attractive location.

21. 2025-10-03
    listed $115,000 Active 551-char remark

    Show marketing remark (551 chars)

    Attention Investors!! Expand your portfolio with this well maintained, single-family home located in Akron's Highland Square Neighborhood. This property is occupied, providing immediate cashflow. It is currently generating $1,000 per month in rental income, and offers great value-add potential. This unit is leased through 4/30/2026, by long term tenants. This property presents a great opportunity to add a stable, income-producing property to your portfolio, with potential to increase income and build long term equity in an attractive location.

22. 2005-06-03
    historical
23. 2004-05-03
    listed $79,900
24. 2004-04-10
    historical
25. 2003-04-10
    listed $79,900
26. 1998-03-03
    soldstatus $34,000
27. 1989-12-06
    soldstatus $10,600
28. 1987-11-16
    soldstatus $20,000

ⓘ 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: $2,170 · $181/mo
• Projected year-2 tax: $2,170 · $181/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 ≥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: $15,214
• − Mortgage interest: −$6,050
• − Property taxes: −$2,170
• − Insurance: −$540
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$3,142
• Taxable income: $878
• Est. tax owed @ 24.0%: −$211
• After-tax cash flow: $2,302/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

+440.0% since first listed

11 events — show timeline

• 2026-03-31 Relisted — MLSNOW
• 2026-03-26 Listing Removed — MLSNOW
• 2026-03-19 Price Changed $108,000 MLSNOW
• 2025-10-03 Listed $115,000 MLSNOW
• 2005-06-03 Listing Removed — MLSNOW
• 2004-05-03 Listed $79,900 MLSNOW
• 2004-04-10 Listing Removed — MLSNOW
• 2003-04-10 Listed $79,900 MLSNOW
• 1998-03-03 Sold (Public Records) $34,000 Public Records
• 1989-12-06 Sold (Public Records) $10,600 Public Records
• 1987-11-16 Sold (Public Records) $20,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,170 · -43.9% YoY. Source: county tax records.