2221 9th St SW · Akron, OH 44314

$94,900

3 bd · 1.5 ba · 1,292 sqft · SingleFamily public records · 3 Days on market

Built 1884 5,174 sqft lot Est $98k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +9.0/15.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

* Kenmore Beauty ~ On A DOUBLE LOT, With 2 Driveways, A 2 Car Garage, Fenced In Yard Area W/ Firepit For More Private Gatherings Or Pets & A NEW WRAP AROUND COVERED PORCH * * 1,292 Sq. Ft. Includes 3 Bdrms & 1.5 Bathrms! Full Bathrm On Main Floor! * NEW CENTRAL AIR AND FURNACE 2024 * New White Exterior Doors * Newer Electric Panel * 1st Floor Laundry & Mud Rm * Walk In To A Living Rm W/ Fresh Modern Paint, White Trim, Ceiling Fan & Newer Gray Modern Carpet * LUXURY PLANK FLOORING Throughout * Dedicated Formal Dining Rm W/ Ceiling Fan & Bay Window To Enjoy Family Dinners All The Time. This Could Also Be A Family Rm If Wanted! * Large Kitchen W/ LVP Flo

Key facts

• Fenced in yard area
• Two driveways
• Firepit

Tags

• DOUBLE LOT
• TWO DRIVEWAYS
• FENCED IN YARD AREA
• FIREPIT
• NEW WRAP AROUND COVERED PORCH
• NEW CENTRAL AIR AND FURNACE

Property features AI

Finance

• Financial info: Annual tax amount listed (2025)

Exterior

• Parking: Detached 2-car garage; Driveway access
• Utilities: Public water; Public sewer
• Home design: Two-story home; Above-grade finished living area approximately 1,292 (source: assessor)
• Construction: Aluminum siding; Asphalt/fiberglass shingle roof; Year built per public records
• Exterior features: Lot recorded at approximately 0.1188 acres

Interior

• Bedrooms: Total of 10 rooms (bedrooms included) — see room layout for specifics
• Bathrooms: One full bathroom; One half bathroom; One bathroom located on the main level
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Updated/remodeled condition; Unfinished basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• 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 (+3.9%/yr); 104 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 34% of the median local income ($47k/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 $656 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 + 3.9% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1884 — 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: 1.40% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.59%
• DSCR: 1.87
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $98,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2186 5th St SW	0.20mi	3/1.0	1,288 (-0%)	5mo	$82,000	$64	84
2134 7th St SW	0.19mi	3/2.0	1,256 (-3%)	4mo	$95,000	$76	82
600 Florida Ave	0.25mi	3/1.5	1,368 (+6%)	4mo	$120,000	$88	76
2342 16th St SW	0.46mi	4/1.0 (+1)	1,303 (+1%)	2mo	$77,000	$59	69
575 Flora Ave	0.42mi	3/2.0	1,208 (-6%)	3mo	$120,000	$99	65
773 Montana Ave	0.27mi	3/1.5	1,128 (-13%)	4mo	$83,000	$74	63
2351 13th St SW	0.32mi	3/1.0	1,142 (-12%)	2mo	$55,000	$48	62
2083 17th St SW	0.51mi	3/1.0	1,175 (-9%)	4mo	$114,000	$97	56
962 Iona Ave	0.59mi	3/1.0	1,443 (+12%)	2mo	$132,000	$91	49
780 Silvercrest Ave	0.50mi	3/1.0	1,109 (-14%)	3mo	$140,000	$126	49
918 Silvercrest Ave	0.60mi	3/1.0	1,152 (-11%)	5mo	$80,000	$69	48
603 Indian Trl	0.66mi	3/1.0	1,100 (-15%)	2mo	$83,000	$75	41

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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.51×
• Total profit: $13,468
• Equity at exit: $14,150

10-year hold

• IRR: 22.2%
• Equity multiple: 2.97×
• Total profit: $52,403
• Equity at exit: $8,205

Cash invested: $26,572 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$498
• Tax from tax record: −$78 /mo · $930/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $434

Break-even live

Break-even rent $778

Max offer price $94,900

Occupancy floor 62%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	14d	1	0.07mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	14d	1	0.14mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	43d	1	0.19mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	43d	1	0.22mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	43d	1	0.24mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	23d	1	0.27mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	23d	1	0.31mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	0.49mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	43d	1	0.52mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	0.53mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	0.60mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	43d	1	0.75mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	23d	1	0.88mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	21d	1	0.89mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	23d	1	0.99mi
1138 Kohler Ave Akron, OH	3.0	1.0	1000	$1,250	$1.25	14d	1	1.10mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	21d	1	1.11mi
1304 Kellogg Ave Akron, OH	2.0	2.0	1148	$2,000	$1.74	14d	1	1.12mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	43d	1	1.21mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	1.31mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	43d	1	1.35mi
1453 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	43d	1	1.36mi
1455 Woodbirch Ave Akron, OH	3.0	2.0	1008	$1,500	$1.49	21d	1	1.36mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	23d	1	1.36mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	21d	1	1.39mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	43d	1	1.42mi
44 E Brookside Ave Akron, OH	2.0	1.0	1762	$900	$0.51	14d	1	1.43mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	43d	1	1.49mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	43d	1	1.49mi

Listing history 4 events

1. 2026-06-13
   statusdays on market $94,900 Pending 3 DOM
2. 2026-06-10
   days on market $94,900 Active 2 DOM
3. 2026-06-09
   remarks 679-char remark
4. 2026-06-09
   listed $94,900 Active 1 DOM

ⓘ 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: $930 · $78/mo
• Projected year-2 tax: $1,205 · $100/mo
• Expected delta: +$275/yr (+$23/mo · 29.6%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,926
• − Mortgage interest: −$5,316
• − Property taxes: −$930
• − Insurance: −$474
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$2,761
• Taxable income: $3,897
• Est. tax owed @ 24.0%: −$935
• After-tax cash flow: $4,270/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): 17,885
• Household income: $47,468
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 975.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 16% Two or more races 12% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · India, Canada, Philippines
• Languages at home: 96% English-only · Chinese 2% Russian/Polish/Slavic 1% Spanish 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: ▼ -166.61%
• Current HPI: 151.066
• Rent YoY: ▲ 3.91%
• 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

1 event — show timeline

• 2026-06-08 Listed $94,900 MLSNOW

Property tax history

+5.5%/yr

Latest (2025): $930 · -2.1% YoY. Source: county tax records.