105 Westwood Ave · Akron, OH 44302

$119,000

4 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 36 Days on market

Built 1904 5,375 sqft lot $83/sqft · 10% above area Est $115k · at est.

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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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +6.4/10.0
• ARV discount +6.1/15.0
• 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

New price, new updates! Check out this 4 bed with potential of two additional bedrooms in the attic! Located in the sought-after Highland Square area of Akron, this home is ready for its new homeowner! See list of updates and schedule your tour! HOME FEATURES: sunroom with shades, half bath on first floor, fresh paint throughout home, 4-6 bedrooms! Perfect for a large family or investor wanting to make rental income!

Key facts

• Sunroom with shades
• Highland square area
• 5,375 sq ft lot

Tags

• SUNROOM WITH SHADES
• HALF BATH ON FIRST FLOOR
• FRESH PAINT THROUGHOUT HOME
• HIGHLAND SQUARE AREA

Property features AI

Finance

• Financial info: Annual tax amount available

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 3 stories (4 total); Metal roof
• Construction: Built: public records; Updated/remodeled
• Exterior features: Chain link fence

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced air gas heating
• Interior features: Updated/remodeled condition; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 38% 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 $823 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $119k implies a 341% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (median comp): $115,297
• List price: $119,000
• Delta: 3.21%
• 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
413 Crestwood Ave	0.27mi	3/2.0 (-1)	1,450 (+1%)	4mo	$157,000	$108	74
91 Westwood Ave	0.02mi	3/1.0 (-1)	1,613 (+12%)	5mo	$108,000	$67	70
910 Bye St	0.70mi	4/1.0	1,457 (+1%)	1mo	$102,000	$70	64
123 Gale St	0.06mi	3/2.0 (-1)	1,240 (-14%)	4mo	$96,500	$78	62
445 Beechwood Dr	0.62mi	3/1.0 (-1)	1,498 (+4%)	2mo	$142,850	$95	58
677 Crossings Ln	0.71mi	3/2.5 (-1)	1,440 (0%)	1mo	$220,000	$153	55
378 Wildwood Ave	0.64mi	4/1.0	1,544 (+7%)	4mo	$66,000	$43	55
223 Crosby St	0.56mi	3/1.0 (-1)	1,329 (-8%)	2mo	$90,000	$68	55
366 Doyle St	0.43mi	3/1.0 (-1)	1,593 (+11%)	6mo	$135,000	$85	52
359 Beechwood Dr	0.56mi	4/2.0	1,654 (+15%)	3mo	$167,000	$101	42
483 Bishop St	0.71mi	3/1.0 (-1)	1,248 (-13%)	5mo	$96,500	$77	36
575 Fernwood Dr	0.74mi	3/1.0 (-1)	1,248 (-13%)	8mo	$101,750	$82	32

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $0
• Equity at exit: $17,743

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $24,801
• Equity at exit: $10,289

Cash invested: $33,320 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$624
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $303

Break-even live

Break-even rent $976

Max offer price $119,000

Occupancy floor 73%

Sensitivity live

Price	-10% $370	-5% $337	+0% $303	+5% $269	+10% $236
Rent	-10% $196	-5% $249	+0% $303	+5% $357	+10% $410
Rate	-1.0pp $363	-0.5pp $333	base $303	+0.5pp $272	+1.0pp $241

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	14d	1	0.02mi
152 S Balch St Akron, OH	3.0	1.5	1000	$1,195	$1.20	44d	1	0.12mi
627 Crosby St Unit B Akron, OH	4.0	1.0	1200	$875	$0.73	44d	1	0.17mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	14d	1	0.18mi
39 N Balch St Akron, OH	4.0	1.0	1000	$995	$0.99	44d	1	0.29mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	21d	1	0.33mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	44d	1	0.36mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	44d	1	0.41mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	44d	7	0.42mi
207 Crosby St Akron, OH	4.0	1.0	1200	$1,395	$1.16	44d	1	0.60mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	44d	1	0.64mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	24d	1	0.71mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	44d	1	0.71mi
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	24d	6	0.72mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	44d	1	0.73mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	14d	1	0.81mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	44d	1	0.83mi
25 N Rose Blvd Unit 1496095P Akron, OH	4.0	2.5	1603	$9,078	$5.66	21d	1	0.90mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	44d	1	0.92mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$2,985	$2.49	24d	4	1.06mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	44d	1	1.07mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	14d	1	1.08mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	1.09mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	14d	1	1.10mi
218 Twin Oaks Rd Unit 222-16 Akron, OH	3.0	2.0	1400	$1,500	$1.07	44d	1	1.13mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	14d	1	1.24mi
15 W York St Akron, OH	3.0	1.0	1178	$1,150	$0.98	21d	1	1.25mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	44d	1	1.26mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,871	$2.30	14d	54	1.27mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	24d	1	1.28mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	44d	1	1.31mi
805 Carpenter St Akron, OH	3.0	1.0	1056	$1,100	$1.04	24d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $119,000 Active 36 DOM
2. 2026-06-17
   days on market $119,000 Active 35 DOM
3. 2026-06-16
   days on market $119,000 Active 34 DOM
4. 2026-06-15
   price $119,000 Active 33 DOM
5. 2026-06-15
   days on market $128,500 Active 33 DOM
6. 2026-06-14
   days on market $128,500 Active 31 DOM
7. 2026-06-13
   days on market $128,500 Active 30 DOM
8. 2026-06-10
   days on market $128,500 Active 28 DOM
9. 2026-06-09
   days on market $128,500 Active 27 DOM
10. 2026-06-09
    price $128,500 Active 26 DOM
11. 2026-06-08
    days on market $129,900 Active 26 DOM
12. 2026-06-07
    days on market $129,900 Active 25 DOM
13. 2026-06-05
    days on market $129,900 Active 22 DOM
14. 2026-06-03
    days on market $129,900 Active 21 DOM
15. 2026-06-02
    days on market $129,900 Active 20 DOM
16. 2026-06-01
    days on market $129,900 Active 19 DOM
17. 2026-05-31
    days on market $129,900 Active 18 DOM
18. 2026-05-31
    pricedays on market $129,900 Active 17 DOM
19. 2026-05-13
    listed $145,000 Active 420-char remark
20. 2026-05-11
    historical
21. 2026-04-24
    price $154,500
22. 2026-03-31
    price $155,000
23. 2026-03-27
    price $159,000
24. 2026-03-18
    price $169,000
25. 2026-03-16
    price $179,000
26. 2026-03-11
    listed $180,000 Active
27. 1989-11-03
    soldstatus $27,000
28. 1986-07-02
    soldstatus $8,900

ⓘ 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: $1,173 · $98/mo
• Projected year-2 tax: $1,515 · $126/mo
• Expected delta: +$341/yr (+$28/mo · 29.1%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,319
• − Mortgage interest: −$6,666
• − Property taxes: −$1,173
• − Insurance: −$595
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$3,462
• Taxable income: $1,812
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $3,200/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

+1237.1% since first listed

15 events — show timeline

• 2026-06-15 Price Changed $119,000 MLSNOW
• 2026-06-08 Price Changed $128,500 MLSNOW
• 2026-05-30 Price Changed $129,900 MLSNOW
• 2026-05-27 Price Changed $139,500 MLSNOW
• 2026-05-23 Price Changed $140,000 MLSNOW
• 2026-05-13 Listed $145,000 MLSNOW
• 2026-05-11 Listing Removed — MLSNOW
• 2026-04-24 Price Changed $154,500 MLSNOW
• 2026-03-31 Price Changed $155,000 MLSNOW
• 2026-03-27 Price Changed $159,000 MLSNOW
• 2026-03-18 Price Changed $169,000 MLSNOW
• 2026-03-16 Price Changed $179,000 MLSNOW
• 2026-03-11 Listed $180,000 MLSNOW
• 1989-11-03 Sold (Public Records) $27,000 Public Records
• 1986-07-02 Sold (Public Records) $8,900 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,173 · -1.7% YoY. Source: county tax records.