962 Stadelman Ave · Akron, OH 44320

$106,500

3 bd · 1.0 ba · 1,760 sqft · SingleFamily public records · 70 Days on market

Built 1927 5,998 sqft lot $61/sqft · 21% above area Est $88k · 21% over

---

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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +7.6/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can buy at this price? Experience the enduring charm of this 1927 Colonial, offering 1,760 square feet of classic architecture and warmth while presenting an excellent opportunity for both investors and first-time home buyers. From the moment you enter, the home’s rich history is evident in the soaring ceilings, original natural woodwork, original hardwood doors, detailed built-ins, and the decorative fireplace. Generously sized bedrooms provide comfortable living space, each featuring not only a standard closet but also an additional small closet, a unique and charming 1920s feature originally designed for storing suits and dresses. The spacious living and dining rooms showcase gleaming hardwood floors, offering timeless appeal with room to add your own updates. A delightful dining room window seat invites you to slow down, while the traditional butler’s pantry stands as a nod to the home’s heritage, offering both charm and practical storage. The kitchen maintains its classic footprint and includes a range and refrigerator, ready for your personal touch. An enclosed front porch surrounded by windows creates a bright and inviting space perfect for morning coffee or relaxing evenings. Outside, the fully fenced front and back yards provide privacy and usable outdoor space, while the full newly painted basement with glass block windows and laundry hookups adds everyday functionality. A furnace replaced in 2021 offers added peace of mind. Full of character, space, and potential, this home is a smart investment and an ideal opportunity to build equity while owning a classic home with timeless appeal. Call your favorite agent for a showing!

Key facts

• Decorative fireplace
• Fully fenced yards
• Butler's pantry

Tags

• COLONIAL ARCHITECTURE
• ORIGINAL NATURAL WOODWORK
• DECORATIVE FIREPLACE
• BUTLER'S PANTRY
• ENCLOSED FRONT PORCH
• FULLY FENCED YARDS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $100k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+1.6%/yr); 105 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 39% 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 $736 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 70 days — a 6% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,110 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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: 1.26% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (median comp): $87,982
• List price: $106,500
• Delta: 21.05%
• 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
1007 Delia Ave	0.16mi	4/1.0 (+1)	1,602 (-9%)	2mo	$117,000	$73	70
101 Marvin Ave	0.49mi	4/1.0 (+1)	1,747 (-1%)	2mo	$179,900	$103	70
1017 Stadelman Ave	0.11mi	3/1.5	1,556 (-12%)	5mo	$127,000	$82	70
151 S Portage Path	0.44mi	3/1.5	1,848 (+5%)	1mo	$196,000	$106	68
359 Beechwood Dr	0.30mi	4/2.0 (+1)	1,654 (-6%)	3mo	$167,000	$101	64
952 Jefferson Ave	0.44mi	3/2.0	1,618 (-8%)	2mo	$195,000	$121	60
378 Wildwood Ave	0.25mi	4/1.0 (+1)	1,544 (-12%)	4mo	$66,000	$43	60
445 Beechwood Dr	0.39mi	3/1.0	1,498 (-15%)	2mo	$142,850	$95	55
614 East Ave	0.63mi	4/3.0 (+1)	1,767 (+0%)	4mo	$103,000	$58	54
557 Wildwood Ave	0.56mi	3/1.0	1,545 (-12%)	2mo	$65,000	$42	52
555 Hoye Ave	0.53mi	4/1.0 (+1)	1,505 (-14%)	2mo	$15,500	$10	45
16 Orchard Rd	0.72mi	4/2.0 (+1)	1,884 (+7%)	3mo	$165,000	$88	43

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,374
• Equity at exit: $15,879

10-year hold

• IRR: 9.5%
• Equity multiple: 1.68×
• Total profit: $20,393
• Equity at exit: $9,208

Cash invested: $29,820 (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 44320

• Rents YoY: 1.6%
• Active inventory: 105
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,337 high
• Mortgage (P&I): −$558
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $320

Break-even live

Break-even rent $932

Max offer price $106,500

Occupancy floor 71%

Sensitivity live

Price	-10% $381	-5% $350	+0% $320	+5% $290	+10% $260
Rent	-10% $215	-5% $268	+0% $320	+5% $373	+10% $426
Rate	-1.0pp $374	-0.5pp $347	base $320	+0.5pp $293	+1.0pp $265

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: $26,625
• Closing costs: $3,195
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	15d	1	0.09mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	45d	1	0.11mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	45d	1	0.14mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	45d	1	0.23mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	15d	1	0.43mi
724 Crosby St Unit 1 Akron, OH	2.0	1.0	1582	$995	$0.63	45d	1	0.45mi
724 Crosby St Akron, OH	2.0	1.0	1582	$995	$0.63	24d	1	0.45mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	22d	1	0.46mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	45d	1	0.53mi
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	24d	6	0.55mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	15d	1	0.58mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	24d	1	0.61mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	45d	1	0.67mi
25 N Rose Blvd Unit 1496095P Akron, OH	4.0	2.5	1603	$9,078	$5.66	22d	1	0.70mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	45d	1	0.73mi
686 East Ave Akron, OH	4.0	2.0	2032	$1,700	$0.84	45d	1	0.75mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	15d	1	0.80mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	15d	1	0.80mi
53 S Balch St Unit 55 Akron, OH	2.0	1.0	1500	$850	$0.57	15d	1	0.89mi
55 S Balch St Unit A Akron, OH	2.0	1.0	1500	$800	$0.53	24d	1	0.89mi
218 Twin Oaks Rd Unit 222-16 Akron, OH	3.0	2.0	1400	$1,500	$1.07	45d	1	0.94mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	45d	1	1.12mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	45d	1	1.13mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	45d	1	1.36mi

Listing history 34 events

1. 2026-06-10
   days on market $106,500 Active 70 DOM
2. 2026-06-09
   days on market $106,500 Active 69 DOM
3. 2026-06-08
   days on market $106,500 Active 68 DOM
4. 2026-06-07
   days on market $106,500 Active 67 DOM
5. 2026-06-05
   days on market $106,500 Active 64 DOM
6. 2026-06-03
   days on market $106,500 Active 63 DOM
7. 2026-06-02
   days on market $106,500 Active 62 DOM
8. 2026-06-01
   days on market $106,500 Active 61 DOM
9. 2026-05-31
   days on market $106,500 Active 60 DOM
10. 2026-05-31
    days on market $106,500 Active 59 DOM
11. 2026-04-29
    price $113,900 1698-char remark

    Show marketing remark (1698 chars)

    Why rent when you can buy at this price? Experience the enduring charm of this 1927 Colonial, offering 1,760 square feet of classic architecture and warmth while presenting an excellent opportunity for both investors and first-time home buyers. From the moment you enter, the home’s rich history is evident in the soaring ceilings, original natural woodwork, original hardwood doors, detailed built-ins, and the decorative fireplace. Generously sized bedrooms provide comfortable living space, each featuring not only a standard closet but also an additional small closet, a unique and charming 1920s feature originally designed for storing suits and dresses. The spacious living and dining rooms showcase gleaming hardwood floors, offering timeless appeal with room to add your own updates. A delightful dining room window seat invites you to slow down, while the traditional butler’s pantry stands as a nod to the home’s heritage, offering both charm and practical storage. The kitchen maintains its classic footprint and includes a range and refrigerator, ready for your personal touch. An enclosed front porch surrounded by windows creates a bright and inviting space perfect for morning coffee or relaxing evenings. Outside, the fully fenced front and back yards provide privacy and usable outdoor space, while the full newly painted basement with glass block windows and laundry hookups adds everyday functionality. A furnace replaced in 2021 offers added peace of mind. Full of character, space, and potential, this home is a smart investment and an ideal opportunity to build equity while owning a classic home with timeless appeal. Call your favorite agent for a showing!

12. 2026-04-01
    listed $115,000 Active 1698-char remark

    Show marketing remark (1698 chars)

    Why rent when you can buy at this price? Experience the enduring charm of this 1927 Colonial, offering 1,760 square feet of classic architecture and warmth while presenting an excellent opportunity for both investors and first-time home buyers. From the moment you enter, the home’s rich history is evident in the soaring ceilings, original natural woodwork, original hardwood doors, detailed built-ins, and the decorative fireplace. Generously sized bedrooms provide comfortable living space, each featuring not only a standard closet but also an additional small closet, a unique and charming 1920s feature originally designed for storing suits and dresses. The spacious living and dining rooms showcase gleaming hardwood floors, offering timeless appeal with room to add your own updates. A delightful dining room window seat invites you to slow down, while the traditional butler’s pantry stands as a nod to the home’s heritage, offering both charm and practical storage. The kitchen maintains its classic footprint and includes a range and refrigerator, ready for your personal touch. An enclosed front porch surrounded by windows creates a bright and inviting space perfect for morning coffee or relaxing evenings. Outside, the fully fenced front and back yards provide privacy and usable outdoor space, while the full newly painted basement with glass block windows and laundry hookups adds everyday functionality. A furnace replaced in 2021 offers added peace of mind. Full of character, space, and potential, this home is a smart investment and an ideal opportunity to build equity while owning a classic home with timeless appeal. Call your favorite agent for a showing!

13. 2026-04-01
    historical

    Show marketing remark (1698 chars)

    Why rent when you can buy at this price? Experience the enduring charm of this 1927 Colonial, offering 1,760 square feet of classic architecture and warmth while presenting an excellent opportunity for both investors and first-time home buyers. From the moment you enter, the home’s rich history is evident in the soaring ceilings, original natural woodwork, original hardwood doors, detailed built-ins, and the decorative fireplace. Generously sized bedrooms provide comfortable living space, each featuring not only a standard closet but also an additional small closet, a unique and charming 1920s feature originally designed for storing suits and dresses. The spacious living and dining rooms showcase gleaming hardwood floors, offering timeless appeal with room to add your own updates. A delightful dining room window seat invites you to slow down, while the traditional butler’s pantry stands as a nod to the home’s heritage, offering both charm and practical storage. The kitchen maintains its classic footprint and includes a range and refrigerator, ready for your personal touch. An enclosed front porch surrounded by windows creates a bright and inviting space perfect for morning coffee or relaxing evenings. Outside, the fully fenced front and back yards provide privacy and usable outdoor space, while the full newly painted basement with glass block windows and laundry hookups adds everyday functionality. A furnace replaced in 2021 offers added peace of mind. Full of character, space, and potential, this home is a smart investment and an ideal opportunity to build equity while owning a classic home with timeless appeal. Call your favorite agent for a showing!

14. 2026-02-19
    listed $115,000 Active
15. 2025-11-17
    historical
16. 2025-10-27
    price $110,000
17. 2025-10-06
    price $114,500
18. 2025-09-04
    listed $117,900 Active
19. 2024-11-14
    soldstatus $80,000 Closed
20. 2024-11-14
    soldstatus $80,000
21. 2024-10-28
    status Pending
22. 2024-10-09
    status Active
23. 2024-10-09
    price $90,000
24. 2024-09-27
    status Pending
25. 2024-09-04
    listed $99,000 Active
26. 2024-03-14
    historical $950
27. 2024-02-09
    listed $950
28. 2021-11-16
    soldstatus $59,000 Closed
29. 2021-10-27
    historical Contingent
30. 2021-10-09
    listed $64,700 Active
31. 2011-12-21
    soldstatus $12,000
32. 2011-12-15
    historical
33. 2011-08-15
    listed $15,000
34. 1987-05-19
    soldstatus $36,500

ⓘ 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: $1,600 · $133/mo
• Projected year-2 tax: $1,631 · $136/mo
• Expected delta: +$31/yr (+$3/mo · 1.9%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,049
• − Mortgage interest: −$5,966
• − Property taxes: −$1,600
• − Insurance: −$532
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$3,098
• Taxable income: $2,285
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $3,296/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): 17,690
• Household income: $41,241
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 1316.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 27% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · 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: ▼ -117.69%
• Current HPI: 122.9888
• Rent YoY: ▲ 1.65%
• 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

+212.1% since first listed

24 events — show timeline

• 2026-04-29 Price Changed $113,900 MLSNOW
• 2026-04-01 Listing Removed — MLSNOW
• 2026-04-01 Listed $115,000 MLSNOW
• 2026-02-19 Listed $115,000 MLSNOW
• 2025-11-17 Listing Removed — MLSNOW
• 2025-10-27 Price Changed $110,000 MLSNOW
• 2025-10-06 Price Changed $114,500 MLSNOW
• 2025-09-04 Listed $117,900 MLSNOW
• 2024-11-14 Sold (Public Records) $80,000 Public Records
• 2024-11-14 Sold (MLS) $80,000 MLSNOW
• 2024-10-28 Pending — MLSNOW
• 2024-10-09 Relisted — MLSNOW
• 2024-10-09 Price Changed $90,000 MLSNOW
• 2024-09-27 Pending — MLSNOW
• 2024-09-04 Listed $99,000 MLSNOW
• 2024-03-14 Rental Removed $950 YESMLS
• 2024-02-09 Listed for Rent $950 YESMLS
• 2021-11-16 Sold (MLS) $59,000 MLSNOW
• 2021-10-27 Contingent — MLSNOW
• 2021-10-09 Listed $64,700 MLSNOW
• 2011-12-21 Sold (MLS) $12,000 MLSNOW
• 2011-12-15 Listing Removed — MLSNOW
• 2011-08-15 Listed $15,000 MLSNOW
• 1987-05-19 Sold (Public Records) $36,500 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,600 · +0.2% YoY. Source: county tax records.