106 E Dresden Ave · Akron, OH 44301

$125,000

3 bd · 2.0 ba · 1,023 sqft · SingleFamily public records · 2 Days on market

Built 1954 7,200 sqft lot Est $151k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• 1% rule +4.5/10.0
• DSCR +4.3/10.0
• 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

Welcome home!! 106 E. Dresden is a wonderful little house priced under 75,000 and ready for you to call home! We feature an eat in and applianced kitchen, vinyl windows, vinyl siding, paved driveway, detached garage, oak floors in the living room, two first four bedrooms and a first floor full bath, two baths and three bedrooms total, upstairs master bedroom has a master bath, central air, a finished family room in basement, Close to shopping expressways, schools and churches call today for a private viewing!

Key facts

• Hardwood flooring
• Large windows
• Eat-in dining area

Tags

• FIRESTONE PARK NEIGHBORHOOD
• HARDWOOD FLOORING
• LARGE WINDOWS
• TILE BACKSPLASH
• EAT-IN DINING AREA
• PRIVATE PRIMARY SUITE

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family property; Asphalt shingle roof
• Construction: Aluminum and vinyl siding; Below-grade finished area (estimated) of 400; Above-grade finished area (assessor) of 1,023
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Full, partially finished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $19 ($223/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (5.0% below list).
• Recommended offer: $119k (5.0% below list) — sets the bar for 1% rule.

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: Voris Community Learning Center (math 32% / reading 42%, grade F, #1,087 of 1,584 statewide, top 70%, 269 students, 0% FRL); National Inventors Hall of Fame School Center For Stem (math 45% / reading 56%, grade C, #413 of 654 statewide, top 63%, 406 students, 0% FRL); Garfield Community Learning Center (math 8% / reading 27%, grade F, #689 of 781 statewide, top 90%, 971 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.
• Market conditions: Rents rising fast (+4.6%/yr); 85 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 16y 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 $73k; list at $125k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,706 (5.0% below list)

Questions for the listing agent

1. Built in 1954 — 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: 0.95% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $151,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 E Dresden Ave	0.00mi	3/2.0	1,023 (0%)	1mo	$112,000	$109	99
146 E Woodsdale Ave	0.13mi	3/1.0	984 (-4%)	7mo	$149,900	$152	78
16 E Catawba Ave	0.27mi	3/2.0	1,094 (+7%)	2mo	$188,000	$172	74
1813 Glenmount Ave	0.44mi	3/1.0	1,044 (+2%)	1mo	$177,000	$170	71
41 W Woodsdale Ave	0.29mi	3/1.5	1,100 (+8%)	4mo	$153,000	$139	69
79 Selden Ave	0.09mi	3/2.0	1,160 (+13%)	6mo	$171,600	$148	68
1842 Thornapple Ave	0.28mi	3/1.0	1,112 (+9%)	2mo	$165,000	$148	67
1595 Evergreen Ave	0.48mi	3/1.0	974 (-5%)	4mo	$133,000	$137	62
127 Palmetto Ave	0.48mi	2/1.0 (-1)	1,048 (+2%)	3mo	$144,000	$137	62
266 E Catawba Ave	0.38mi	3/1.0	1,118 (+9%)	9mo	$174,900	$156	55
55 W Ralston Ave	0.34mi	3/1.0	1,155 (+13%)	4mo	$77,500	$67	55
1582 Evergreen Ave	0.51mi	3/1.0	926 (-10%)	2mo	$160,000	$173	55

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: -13.3%
• Equity multiple: 0.51×
• Total profit: $-17,055
• Equity at exit: $18,638

10-year hold

• IRR: -1.9%
• Equity multiple: 0.86×
• Total profit: $-4,780
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$656
• Tax from tax record: −$212 /mo · $2,539/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $19

Break-even live

Break-even rent $1,164

Max offer price $125,000

Occupancy floor 93%

Sensitivity live

Price	-10% $89	-5% $54	+0% $19	+5% $-17	+10% $-52
Rent	-10% $-75	-5% $-28	+0% $19	+5% $65	+10% $112
Rate	-1.0pp $82	-0.5pp $50	base $19	+0.5pp $-14	+1.0pp $-47

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	16d	1	0.60mi
58 E Archwood Ave Akron, OH	2.0	1.0	750	$850	$1.13	45d	1	1.00mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	45d	1	1.03mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	45d	1	1.03mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	45d	1	1.06mi
46 Brighton Dr Akron, OH	2.0	1.0	850	$1,100	$1.29	45d	1	1.06mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	25d	1	1.07mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	45d	1	1.08mi
45 E Emerling Ave Unit F Akron, OH	2.0	1.0	850	$795	$0.94	45d	1	1.14mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	16d	1	1.29mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	16d	1	1.32mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	45d	1	1.38mi
1442 Virginia Ave Akron, OH	2.0	1.0	840	$795	$0.95	45d	1	1.39mi
234 Mallard Point Dr Akron, OH	1.0–2.0	1.0–2.0	945	$1,530	$1.62	16d	18	1.39mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	16d	1	1.41mi

Listing history 20 events

1. 2026-05-14
   status Pending
2. 2026-05-12
   listed $125,000 Active
3. 2018-05-02
   soldstatus $72,900 Sold 517-char remark

   Show marketing remark (517 chars)

   Welcome home!! 106 E. Dresden is a wonderful little house priced under 75,000 and ready for you to call home! We feature an eat in and applianced kitchen, vinyl windows, vinyl siding, paved driveway, detached garage, oak floors in the living room, two first four bedrooms and a first floor full bath, two baths and three bedrooms total, upstairs master bedroom has a master bath, central air, a finished family room in basement, Close to shopping expressways, schools and churches call today for a private viewing!

4. 2018-05-02
   soldstatus $72,900

   Show marketing remark (517 chars)

   Welcome home!! 106 E. Dresden is a wonderful little house priced under 75,000 and ready for you to call home! We feature an eat in and applianced kitchen, vinyl windows, vinyl siding, paved driveway, detached garage, oak floors in the living room, two first four bedrooms and a first floor full bath, two baths and three bedrooms total, upstairs master bedroom has a master bath, central air, a finished family room in basement, Close to shopping expressways, schools and churches call today for a private viewing!

5. 2018-03-17
   status Pending 517-char remark

   Show marketing remark (517 chars)

   Welcome home!! 106 E. Dresden is a wonderful little house priced under 75,000 and ready for you to call home! We feature an eat in and applianced kitchen, vinyl windows, vinyl siding, paved driveway, detached garage, oak floors in the living room, two first four bedrooms and a first floor full bath, two baths and three bedrooms total, upstairs master bedroom has a master bath, central air, a finished family room in basement, Close to shopping expressways, schools and churches call today for a private viewing!

6. 2018-03-16
   status Active 517-char remark

   Show marketing remark (517 chars)

   Welcome home!! 106 E. Dresden is a wonderful little house priced under 75,000 and ready for you to call home! We feature an eat in and applianced kitchen, vinyl windows, vinyl siding, paved driveway, detached garage, oak floors in the living room, two first four bedrooms and a first floor full bath, two baths and three bedrooms total, upstairs master bedroom has a master bath, central air, a finished family room in basement, Close to shopping expressways, schools and churches call today for a private viewing!

7. 2018-03-16
   status Pending 517-char remark

   Show marketing remark (517 chars)

   Welcome home!! 106 E. Dresden is a wonderful little house priced under 75,000 and ready for you to call home! We feature an eat in and applianced kitchen, vinyl windows, vinyl siding, paved driveway, detached garage, oak floors in the living room, two first four bedrooms and a first floor full bath, two baths and three bedrooms total, upstairs master bedroom has a master bath, central air, a finished family room in basement, Close to shopping expressways, schools and churches call today for a private viewing!

8. 2018-02-17
   status Active 517-char remark

   Show marketing remark (517 chars)

   Welcome home!! 106 E. Dresden is a wonderful little house priced under 75,000 and ready for you to call home! We feature an eat in and applianced kitchen, vinyl windows, vinyl siding, paved driveway, detached garage, oak floors in the living room, two first four bedrooms and a first floor full bath, two baths and three bedrooms total, upstairs master bedroom has a master bath, central air, a finished family room in basement, Close to shopping expressways, schools and churches call today for a private viewing!

9. 2018-01-30
   status Pending 517-char remark

   Show marketing remark (517 chars)

   Welcome home!! 106 E. Dresden is a wonderful little house priced under 75,000 and ready for you to call home! We feature an eat in and applianced kitchen, vinyl windows, vinyl siding, paved driveway, detached garage, oak floors in the living room, two first four bedrooms and a first floor full bath, two baths and three bedrooms total, upstairs master bedroom has a master bath, central air, a finished family room in basement, Close to shopping expressways, schools and churches call today for a private viewing!

10. 2017-12-22
    listed $74,900 Active 517-char remark

    Show marketing remark (517 chars)

    Welcome home!! 106 E. Dresden is a wonderful little house priced under 75,000 and ready for you to call home! We feature an eat in and applianced kitchen, vinyl windows, vinyl siding, paved driveway, detached garage, oak floors in the living room, two first four bedrooms and a first floor full bath, two baths and three bedrooms total, upstairs master bedroom has a master bath, central air, a finished family room in basement, Close to shopping expressways, schools and churches call today for a private viewing!

11. 2017-12-20
    historical
12. 2017-11-08
    price $78,900
13. 2017-08-23
    price $79,900
14. 2017-07-25
    price $83,900
15. 2017-06-20
    listed $84,900 Active
16. 2010-09-10
    soldstatus $78,000
17. 2010-09-09
    soldstatus $78,000
18. 2010-08-22
    historical
19. 2010-02-22
    listed $79,900
20. 1998-04-13
    soldstatus $70,000

ⓘ 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: $2,539 · $212/mo
• Projected year-2 tax: $2,539 · $212/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: $14,245
• − Mortgage interest: −$7,002
• − Property taxes: −$2,539
• − Insurance: −$625
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$3,636
• Taxable loss: −$1,837
• Est. tax savings @ 24.0%: +$441
• After-tax cash flow: $664/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

+78.6% since first listed

20 events — show timeline

• 2026-05-14 Pending — MLSNOW
• 2026-05-12 Listed $125,000 MLSNOW
• 2018-05-02 Sold (Public Records) $72,900 Public Records
• 2018-05-02 Sold (MLS) $72,900 MLSNOW
• 2018-03-17 Pending — MLSNOW
• 2018-03-16 Relisted — MLSNOW
• 2018-03-16 Pending — MLSNOW
• 2018-02-17 Relisted — MLSNOW
• 2018-01-30 Pending — MLSNOW
• 2017-12-22 Listed $74,900 MLSNOW
• 2017-12-20 Listing Removed — MLSNOW
• 2017-11-08 Price Changed $78,900 MLSNOW
• 2017-08-23 Price Changed $79,900 MLSNOW
• 2017-07-25 Price Changed $83,900 MLSNOW
• 2017-06-20 Listed $84,900 MLSNOW
• 2010-09-10 Sold (Public Records) $78,000 Public Records
• 2010-09-09 Sold (MLS) $78,000 MLSNOW
• 2010-08-22 Listing Removed — MLSNOW
• 2010-02-22 Listed $79,900 MLSNOW
• 1998-04-13 Sold (Public Records) $70,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,539 · +0.2% YoY. Source: county tax records.