868 N Main St · Akron, OH 44310

$105,000

3 bd · 1.5 ba · 2,372 sqft · SingleFamily · 99 Days on market

Built 1910 Poor condition 4,081 sqft lot $44/sqft · 15% below area Est $123k · 15% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +14.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +2.1/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and full of character, this 2,372 sq ft single-family home built in 1910 blends classic craftsmanship with everyday comfort. The home offers three well-proportioned bedrooms and one and a half bathrooms, providing a functional layout ideal for both daily living and entertaining. Original architectural details reflect the home’s historic roots, while generous natural light creates a warm and inviting atmosphere throughout. With its timeless appeal, thoughtful floor plan, and enduring construction, this residence is a wonderful opportunity for those seeking a home with personality, history, and livability

Key facts

• 4,081 sq ft lot
• Built 1910
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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 fast (+4.8%/yr); 86 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 45% 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 $726 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 + 4.8% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $105k implies a 304% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.45% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.55%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (median comp): $123,173
• List price: $105,000
• Delta: -14.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
370 E Tallmadge Ave	0.67mi	4/1.5 (+1)	2,187 (-8%)	5mo	$139,900	$64	47
728 Wall St	0.40mi	4/2.0 (+1)	2,020 (-15%)	20mo	$143,000	$71	33
1255 N Howard St	0.70mi	3/1.5	2,050 (-14%)	14mo	$213,500	$104	33
643 Oxford Ave	0.65mi	4/3.0 (+1)	2,076 (-12%)	20mo	$170,000	$82	22

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.56×
• Total profit: $16,358
• Equity at exit: $15,656

10-year hold

• IRR: 23.8%
• Equity multiple: 3.24×
• Total profit: $65,727
• Equity at exit: $9,078

Cash invested: $29,400 (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 44310

• Rents YoY: 4.8%
• Active inventory: 86
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,525 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $479

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 64%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1358 N Howard St Akron, OH	4.0	2.0	2100	$1,800	$0.86	13d	1	0.86mi
678 Hollibaugh Ave Akron, OH	2.0	1.0	2482	$1,400	$0.56	14d	1	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $105,000 Active 99 DOM
2. 2026-06-17
   days on market $105,000 Active 98 DOM
3. 2026-06-16
   days on market $105,000 Active 97 DOM
4. 2026-06-15
   days on market $105,000 Active 96 DOM
5. 2026-06-14
   days on market $105,000 Active 94 DOM
6. 2026-06-13
   days on market $105,000 Active 93 DOM
7. 2026-06-10
   pricedays on market $105,000 Active 91 DOM
8. 2026-06-09
   days on market $110,000 Active 90 DOM
9. 2026-06-08
   days on market $110,000 Active 89 DOM
10. 2026-06-07
    days on market $110,000 Active 88 DOM
11. 2026-06-05
    days on market $110,000 Active 85 DOM
12. 2026-06-03
    days on market $110,000 Active 84 DOM
13. 2026-06-02
    days on market $110,000 Active 83 DOM
14. 2026-06-01
    days on market $110,000 Active 82 DOM
15. 2026-05-31
    days on market $110,000 Active 81 DOM
16. 2026-05-31
    days on market $110,000 Active 80 DOM
17. 2026-04-27
    price $119,000 625-char remark

    Show marketing remark (625 chars)

    Charming and full of character, this 2,372 sq ft single-family home built in 1910 blends classic craftsmanship with everyday comfort. The home offers three well-proportioned bedrooms and one and a half bathrooms, providing a functional layout ideal for both daily living and entertaining. Original architectural details reflect the home’s historic roots, while generous natural light creates a warm and inviting atmosphere throughout. With its timeless appeal, thoughtful floor plan, and enduring construction, this residence is a wonderful opportunity for those seeking a home with personality, history, and livability

18. 2026-03-11
    listed $125,000 Active 625-char remark

    Show marketing remark (625 chars)

    Charming and full of character, this 2,372 sq ft single-family home built in 1910 blends classic craftsmanship with everyday comfort. The home offers three well-proportioned bedrooms and one and a half bathrooms, providing a functional layout ideal for both daily living and entertaining. Original architectural details reflect the home’s historic roots, while generous natural light creates a warm and inviting atmosphere throughout. With its timeless appeal, thoughtful floor plan, and enduring construction, this residence is a wonderful opportunity for those seeking a home with personality, history, and livability

19. 2025-08-21
    soldstatus $26,000 Closed 187-char remark

    Show marketing remark (187 chars)

    For investors or demo and lot use only. For sale, residentially used storefront home on Main St. Interior in need of complete renovation. Water and gas have been turned off for some time.

20. 2025-08-11
    status Pending 187-char remark

    Show marketing remark (187 chars)

    For investors or demo and lot use only. For sale, residentially used storefront home on Main St. Interior in need of complete renovation. Water and gas have been turned off for some time.

21. 2025-08-09
    listed $30,000 Active 187-char remark

    Show marketing remark (187 chars)

    For investors or demo and lot use only. For sale, residentially used storefront home on Main St. Interior in need of complete renovation. Water and gas have been turned off for some time.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,298
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$3,055
• Taxable income: $4,334
• Est. tax owed @ 24.0%: −$1,040
• After-tax cash flow: $4,708/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to improve its condition and increase its value. The roof, exterior siding, flooring, interior walls, HVAC system, and plumbing and utilities all need attention. The home is currently in poor condition and would benefit from a thorough renovation.

Repairs flagged

• Major roof — The roof appears to be in poor condition with visible damage.
• Major exterior siding — The exterior siding is peeling and in need of repainting.
• Major flooring — The flooring in the interior appears to be carpeted and in need of replacement.
• Major interior walls/paint — The interior walls and paint appear to be in poor condition, with peeling paint and potential damage.
• Major HVAC system — The HVAC system appears to be old and in need of replacement.
• Major plumbing and utilities — The water and gas have been turned off for some time, indicating potential issues with the plumbing and utilities.

Value-add opportunities

• Both roof replacement — A new roof will improve the home's appearance and increase its value.
• Both exterior siding repainting — Repainting the exterior siding will improve the home's curb appeal and increase its value.
• Both flooring replacement — Replacing the carpeted flooring with a more modern and durable option will improve the home's appearance and increase its value.
• Both HVAC system replacement — Replacing the old HVAC system with a new, energy-efficient model will improve the home's comfort and increase its value.
• Both plumbing and utility repairs — Repairing the plumbing and utility issues will ensure the home is functional and increase its value.
• Both interior paint and repairs — Painting the interior walls and addressing any damage will improve the home's appearance and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition with visible damage.	Major	$15,000–50,000
exterior siding · The exterior siding is peeling and in need of repainting.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be carpeted and in need of replacement.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint appear to be in poor condition, with peeling paint and potential damage.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be old and in need of replacement.	Major	$15,000–50,000
plumbing and utilities · The water and gas have been turned off for some time, indicating potential issues with the plumbing and utilities.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — A new roof will improve the home's appearance and increase its value. ↑
• Both exterior siding repainting — Repainting the exterior siding will improve the home's curb appeal and increase its value. ↑
• Both flooring replacement — Replacing the carpeted flooring with a more modern and durable option will improve the home's appearance and increase its value. ↑
• Both HVAC system replacement — Replacing the old HVAC system with a new, energy-efficient model will improve the home's comfort and increase its value. ↑
• Both plumbing and utility repairs — Repairing the plumbing and utility issues will ensure the home is functional and increase its value. ↑
• Both interior paint and repairs — Painting the interior walls and addressing any damage will improve the home's appearance and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 25,496
• Household income: $41,066
• Rent vs Own: 60.7% rent · 39.3% own
• Severe rent burden: 2058.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 40% Black 25% Asian 20% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, India, Philippines
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 7% Other Asian/Pacific 6%

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: ▼ -194.41%
• Current HPI: 203.4431
• Rent YoY: ▲ 4.82%
• 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

+296.7% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $119,000 MLSNOW
• 2026-03-11 Listed $125,000 MLSNOW
• 2025-08-21 Sold (MLS) $26,000 MLSNOW
• 2025-08-11 Pending — MLSNOW
• 2025-08-09 Listed $30,000 MLSNOW