1248 Greenwood Ave · Akron, OH 44320

$79,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 72 Days on market

Built 1952 6,899 sqft lot Est $102k · 22% under ↓ 7% since listing

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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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1248 Greenwood Avenue, a classic Cape Cod style home located in Akron’s established Westview Park neighborhood. Built in 1952, this single family residence offers 3 bedrooms, 1 full bath, and 1,008 square feet of above ground living space, along with a full basement and a finished attic that adds flexibility for storage, hobbies, or additional usable space. The home sits on a cozy lot and includes a detached one car garage. The layout features six total rooms, including a family room, and offers a functional footprint with opportunity for personalization. Central heating and cooling are in place, and the exterior is aluminum and vinyl siding. This property presents a solid

Key facts

• Finished attic
• Cape cod style home
• Full basement

Tags

• CAPE COD STYLE HOME
• FULL BASEMENT
• FINISHED ATTIC
• DETACHED ONE CAR GARAGE
• ALUMINUM AND VINYL SIDING
• CLOSE TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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); 102 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 34% 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 $546 of loan paydown is wiped out by about $2k 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 + 1.6% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.46% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.42%
• DSCR: 1.69
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $101,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1248 Greenwood Ave	0.00mi	3/1.0	1,008 (0%)	1mo	$69,000	$68	99
1265 Greenwood Ave	0.04mi	3/1.5	1,008 (0%)	2mo	$165,000	$164	95
1372 Frederick Blvd	0.35mi	3/1.0	1,008 (0%)	5mo	$75,000	$74	79
1158 Hardesty Blvd	0.18mi	3/1.5	960 (-5%)	7mo	$159,900	$167	76
1222 Seward Ave	0.35mi	3/1.0	1,040 (+3%)	6mo	$68,000	$65	74
1311 Superior Ave	0.50mi	3/1.0	1,008 (0%)	4mo	$50,000	$50	73
1116 Frederick Blvd	0.53mi	3/1.0	1,008 (0%)	5mo	$103,000	$102	71
1368 Winton Ave	0.45mi	3/1.0	1,038 (+3%)	7mo	$82,000	$79	68
1037 Hardesty Blvd	0.37mi	3/1.0	1,109 (+10%)	2mo	$98,000	$88	65
1024 Roslyn Ave	0.51mi	3/1.5	1,100 (+9%)	6mo	$152,000	$138	54
1042 Frederick Blvd	0.64mi	3/1.0	1,091 (+8%)	7mo	$110,000	$101	50
852 Storer Ave	0.69mi	2/1.0 (-1)	892 (-12%)	3mo	$111,000	$124	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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $3,828
• Equity at exit: $11,779

10-year hold

• IRR: 12.7%
• Equity multiple: 1.94×
• Total profit: $20,753
• Equity at exit: $6,830

Cash invested: $22,120 (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: 102
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$414
• Tax from tax record: −$178 /mo · $2,141/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $284

Break-even live

Break-even rent $792

Max offer price $79,000

Occupancy floor 70%

Sensitivity live

Price	-10% $329	-5% $307	+0% $284	+5% $262	+10% $240
Rent	-10% $193	-5% $239	+0% $284	+5% $330	+10% $375
Rate	-1.0pp $324	-0.5pp $304	base $284	+0.5pp $264	+1.0pp $243

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 Bellevue Ave Unit Right Akron, OH	2.0	1.0	800	$990	$1.24	44d	1	0.16mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	24d	1	0.24mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	24d	1	0.24mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	44d	1	0.27mi
1335 Thurston St Unit 1335 Akron, OH	2.0	1.0	700	$825	$1.18	15d	1	0.28mi
1339 Thurston St Unit 1339 Akron, OH	2.0	1.0	700	$825	$1.18	44d	1	0.28mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	44d	1	0.31mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	44d	1	0.33mi
1161 Seward Ave Akron, OH	3.0	1.5	1000	$1,200	$1.20	15d	1	0.39mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	44d	1	0.44mi
1040 Mercer Ave Akron, OH	3.0	1.0	850	$1,400	$1.65	22d	1	0.52mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	44d	1	0.53mi
1128 Cordova Ave Akron, OH	2.0	1.0	840	$795	$0.95	15d	1	0.58mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	44d	1	0.67mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	44d	1	0.70mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	24d	1	0.74mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	44d	1	0.74mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	15d	1	0.76mi
1047 Yukon Ave Akron, OH	3.0	1.0	966	$995	$1.03	22d	1	0.87mi
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$825	$1.20	24d	1	0.91mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	15d	1	0.92mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	44d	1	0.93mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	15d	1	1.01mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	44d	1	1.06mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	22d	1	1.11mi
405 Noah Ave Akron, OH	2.0	1.0	1000	$1,050	$1.05	22d	1	1.12mi
465 Grace Ave Akron, OH	2.0	1.0	850	$850	$1.00	44d	1	1.15mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	44d	1	1.17mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	24d	1	1.18mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	44d	1	1.18mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	24d	1	1.31mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	22d	1	1.32mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	44d	1	1.34mi
916 Peckham St Akron, OH	2.0	1.0	936	$850	$0.91	44d	1	1.34mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	15d	1	1.36mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	24d	1	1.37mi
1889 Vernon Odom Blvd Akron, OH	1.0–2.0	1.0–2.0	800	$1,310	$1.64	15d	1	1.37mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	44d	1	1.38mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	24d	1	1.38mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	44d	1	1.38mi

Listing history 3 events

1. 2026-04-10
   status Pending
2. 2026-03-13
   price $79,000
3. 2026-01-22
   listed $85,000 Active

ⓘ 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: $2,141 · $178/mo
• Projected year-2 tax: $2,141 · $178/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 ≥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: $13,822
• − Mortgage interest: −$4,425
• − Property taxes: −$2,141
• − Insurance: −$395
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$2,298
• Taxable income: $2,351
• Est. tax owed @ 24.0%: −$564
• After-tax cash flow: $2,847/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

-7.1% since first listed

3 events — show timeline

• 2026-04-10 Pending — MLSNOW
• 2026-03-13 Price Changed $79,000 MLSNOW
• 2026-01-22 Listed $85,000 MLSNOW

Property tax history

+3.7%/yr

Latest (2025): $2,141 · +0.2% YoY. Source: county tax records.