910 Ardella Ave · Akron, OH 44306

$85,000

2 bd · 1.0 ba · 916 sqft · SingleFamily public records · 55 Days on market

Built 1951 4,573 sqft lot $93/sqft · 22% below area Est $109k · 22% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

An excellent starter home, or great investment opportunity. Professional management is in place, and will offer services if desired by the new owner. The property is part of a group of rental properti3es held in the area, that are being sold as a result of medical retirement. Combined purchase possible. Contact agent for details and addresses. Strong CAP Rates with established tenants.

Key facts

• Fully renovated
• Vinyl windows
• Upgrades included

Tags

• FULLY RENOVATED
• NEW ROOF
• MODERN KITCHEN
• VINYL WINDOWS
• UPGRADES INCLUDED

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Attached garage (1 car); Paved drive/parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Property listed as fixer condition
• Construction: Aluminum and vinyl siding; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Chain-link fenced yard; Lot roughly 49 x 93

Interior

• Kitchen: Kitchen on the main level; Linoleum flooring in the kitchen
• Bedrooms: Two main-level bedrooms
• Flooring: Linoleum flooring in kitchen, laundry and other room(s)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air gas heating; Window AC unit(s)
• Interior features: Total of 5 rooms; Crawl space basement
• Laundry & utility: Main-level laundry room with linoleum flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+7.6%/yr); 71 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 + 7.6% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1951 — 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: 1.20% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (median comp): $108,960
• List price: $85,000
• Delta: -21.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 Clement St	0.20mi	2/1.0	940 (+3%)	2mo	$95,000	$101	85
985 Clement St	0.10mi	3/1.0 (+1)	988 (+8%)	4mo	$120,000	$121	74
766 Staeger St	0.22mi	3/1.0 (+1)	960 (+5%)	4mo	$100,900	$105	74
787 Ravenswood St	0.17mi	3/2.0 (+1)	880 (-4%)	7mo	$128,000	$145	70
540 Anderson Ave	0.50mi	2/1.5	928 (+1%)	3mo	$125,000	$135	70
1078 Lindsay Ave	0.13mi	3/1.5 (+1)	1,005 (+10%)	3mo	$107,150	$107	68
1224 Lindsay Ave	0.18mi	3/1.0 (+1)	1,015 (+11%)	6mo	$103,000	$101	63
529 Anderson Ave	0.54mi	3/1.0 (+1)	960 (+5%)	2mo	$156,500	$163	60
1042 Lindsay Ave	0.18mi	3/1.5 (+1)	1,015 (+11%)	8mo	$118,000	$116	60
627 Arden Pl	0.75mi	2/1.0	840 (-8%)	1mo	$99,000	$118	50
787 Austin Ave	0.67mi	3/1.0 (+1)	1,008 (+10%)	7mo	$100,000	$99	41
801 Triplett Blvd	0.64mi	3/1.0 (+1)	1,040 (+14%)	3mo	$165,000	$159	40

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.21×
• Total profit: $5,030
• Equity at exit: $12,674

10-year hold

• IRR: 18.5%
• Equity multiple: 2.88×
• Total profit: $44,645
• Equity at exit: $7,349

Cash invested: $23,800 (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 44306

• Rents YoY: 7.6%
• Active inventory: 71
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,017 high
• Mortgage (P&I): −$446
• Tax from tax record: −$105 /mo · $1,263/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $217

Break-even live

Break-even rent $742

Max offer price $85,000

Occupancy floor 74%

Sensitivity live

Price	-10% $265	-5% $241	+0% $217	+5% $193	+10% $169
Rent	-10% $137	-5% $177	+0% $217	+5% $257	+10% $297
Rate	-1.0pp $260	-0.5pp $239	base $217	+0.5pp $195	+1.0pp $173

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1125 Georgia Ave Akron, OH	3.0	1.0	1060	$1,300	$1.23	15d	1	0.04mi
1093 Georgia Ave Akron, OH	2.0	1.0	752	$1,103	$1.47	15d	1	0.08mi
1078 Lindsay Ave Akron, OH	3.0	2.0	1005	$1,350	$1.34	45d	1	0.13mi
778 Ravenswood St Akron, OH	2.0	1.0	616	$1,150	$1.87	24d	1	0.17mi
1055 Neville Ave Akron, OH	2.0	1.0	600	$700	$1.17	45d	1	0.18mi
920 Clement St Akron, OH	2.0	1.0	940	$995	$1.06	15d	1	0.20mi
1017 Neville Ave Akron, OH	2.0	1.0	600	$675	$1.12	45d	1	0.25mi
780 Anderson Ave #12 Akron, OH	1.0	1.0	700	$785	$1.12	15d	1	0.26mi
780 Anderson Ave #13 Akron, OH	1.0	1.0	700	$785	$1.12	45d	1	0.26mi
794 Anderson Ave #9 Akron, OH	1.0	1.0	600	$785	$1.31	24d	1	0.28mi
783 Anderson Ave Apt 5 Akron, OH	2.0	1.0	900	$900	$1.00	45d	1	0.30mi
769 Anderson Ave #6 Akron, OH	1.0	1.0	600	$785	$1.31	15d	1	0.30mi
783 Anderson Ave Apt 10 Akron, OH	2.0	1.0	900	$900	$1.00	15d	1	0.30mi
779 Anderson Ave Apt 11 Akron, OH	2.0	1.0	900	$900	$1.00	45d	1	0.31mi
779 Anderson Ave Apt 10 Akron, OH	2.0	1.0	900	$900	$1.00	15d	1	0.31mi
779 Anderson Ave Apt 11 Akron, OH	2.0	1.0	900	$900	$1.00	24d	1	0.31mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$919	$0.80	15d	1	0.50mi
551 Baltimore Ave Unit 551 Akron, OH	2.0	1.0	588	$850	$1.45	45d	1	0.53mi
551 Baltimore Ave Akron, OH	2.0	1.0	588	$850	$1.45	24d	1	0.53mi
958 Hunt St #2 Akron, OH	1.0	1.0	700	$600	$0.86	45d	1	0.59mi
958 Hunt St Unit A Akron, OH	1.0	1.0	800	$750	$0.94	45d	1	0.59mi
972 Concord Ave Akron, OH	2.0	1.0	720	$1,173	$1.63	45d	1	0.65mi
864 Wyley Ave Akron, OH	2.0	1.0	800	$1,500	$1.88	45d	1	0.65mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	15d	1	0.70mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	45d	1	0.74mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	24d	1	0.77mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	15d	1	0.77mi
1005 Pardee Ave Akron, OH	2.0	1.0	862	$1,025	$1.19	45d	1	0.77mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	45d	1	0.82mi
1442 Virginia Ave Akron, OH	2.0	1.0	840	$795	$0.95	45d	1	0.88mi
1313 Coventry St Akron, OH	2.0	1.0	913	$1,250	$1.37	15d	1	0.99mi
1566 Coventry St Akron, OH	1.0	1.5	600	$795	$1.32	45d	1	1.08mi
1588 Coventry St Unit 7 Akron, OH	1.0	1.0	600	$795	$1.32	24d	1	1.10mi
548 Winans Ave Akron, OH	1.0	1.0	700	$1,100	$1.57	45d	1	1.16mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	15d	1	1.21mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	45d	1	1.22mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	45d	1	1.28mi
1757 S Arlington St Unit 2 Akron, OH	1.0	1.0	600	$795	$1.32	24d	1	1.35mi
1757 S Arlington St Akron, OH	1.0	1.5	600	$795	$1.32	45d	1	1.35mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	45d	1	1.35mi

Listing history 35 events

1. 2026-06-21
   days on market $85,000 Active 55 DOM
2. 2026-06-18
   days on market $85,000 Active 52 DOM
3. 2026-06-17
   days on market $85,000 Active 51 DOM
4. 2026-06-16
   days on market $85,000 Active 50 DOM
5. 2026-06-15
   days on market $85,000 Active 49 DOM
6. 2026-06-14
   days on market $85,000 Active 47 DOM
7. 2026-06-13
   days on market $85,000 Active 46 DOM
8. 2026-06-10
   days on market $85,000 Active 44 DOM
9. 2026-06-09
   days on market $85,000 Active 43 DOM
10. 2026-06-08
    days on market $85,000 Active 42 DOM
11. 2026-06-07
    days on market $85,000 Active 41 DOM
12. 2026-06-05
    days on market $85,000 Active 38 DOM
13. 2026-06-03
    pricedays on market $85,000 Active 37 DOM
14. 2026-06-02
    days on market $89,000 Active 36 DOM
15. 2026-06-01
    days on market $89,000 Active 35 DOM
16. 2026-05-31
    days on market $89,000 Active 34 DOM
17. 2026-05-31
    days on market $89,000 Active 33 DOM
18. 2026-05-14
    price $89,000 856-char remark
19. 2026-05-05
    price $89,900 856-char remark
20. 2026-04-27
    listed $90,000 Active 856-char remark
21. 2026-03-07
    historical $1,110
22. 2026-02-24
    listed $1,110
23. 2025-03-23
    historical $1,110
24. 2025-02-22
    listed $1,110
25. 2018-11-01
    historical
26. 2018-05-01
    listed $65,000 Active
27. 2018-03-06
    soldstatus $65,000
28. 2018-01-02
    status Pending

    Show marketing remark (388 chars)

    An excellent starter home, or great investment opportunity. Professional management is in place, and will offer services if desired by the new owner. The property is part of a group of rental properti3es held in the area, that are being sold as a result of medical retirement. Combined purchase possible. Contact agent for details and addresses. Strong CAP Rates with established tenants.

29. 2018-01-02
    soldstatus $25,000 Sold

    Show marketing remark (388 chars)

    An excellent starter home, or great investment opportunity. Professional management is in place, and will offer services if desired by the new owner. The property is part of a group of rental properti3es held in the area, that are being sold as a result of medical retirement. Combined purchase possible. Contact agent for details and addresses. Strong CAP Rates with established tenants.

30. 2017-09-08
    listed $34,200 Active

    Show marketing remark (388 chars)

    An excellent starter home, or great investment opportunity. Professional management is in place, and will offer services if desired by the new owner. The property is part of a group of rental properti3es held in the area, that are being sold as a result of medical retirement. Combined purchase possible. Contact agent for details and addresses. Strong CAP Rates with established tenants.

31. 2012-08-06
    historical
32. 2011-12-06
    listed $38,000
33. 1986-10-29
    soldstatus $29,900
34. 1986-06-30
    soldstatus $21,000
35. 1986-06-30
    soldstatus $12,665

ⓘ 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: $1,263 · $105/mo
• Projected year-2 tax: $1,295 · $108/mo
• Expected delta: +$31/yr (+$3/mo · 2.5%)

ⓘ 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: $12,206
• − Mortgage interest: −$4,761
• − Property taxes: −$1,263
• − Insurance: −$425
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$2,473
• Taxable income: $1,331
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $2,286/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): 20,905
• Household income: $41,688
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1251.0

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 48% Black 38% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 2% Iranian 1% Scotch-Irish 1%
• Foreign-born: 4% · Vietnam, Canada, Philippines
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Vietnamese 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: ▼ -101.46%
• Current HPI: 132.768
• Rent YoY: ▲ 7.63%
• 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

+304.8% since first listed

21 events — show timeline

• 2026-06-03 Price Changed $85,000 MLSNOW
• 2026-05-26 Relisted — MLSNOW
• 2026-05-19 Contingent — MLSNOW
• 2026-05-14 Price Changed $89,000 MLSNOW
• 2026-05-05 Price Changed $89,900 MLSNOW
• 2026-04-27 Listed $90,000 MLSNOW
• 2026-03-07 Rental Removed $1,110 SHOWMOJO
• 2026-02-24 Listed for Rent $1,110 SHOWMOJO
• 2025-03-23 Rental Removed $1,110 SHOWMOJO
• 2025-02-22 Listed for Rent $1,110 SHOWMOJO
• 2018-11-01 Listing Removed — MLSNOW
• 2018-05-01 Listed $65,000 MLSNOW
• 2018-03-06 Sold (Public Records) $65,000 Public Records
• 2018-01-02 Pending — MLSNOW
• 2018-01-02 Sold (MLS) $25,000 MLSNOW
• 2017-09-08 Listed $34,200 MLSNOW
• 2012-08-06 Listing Removed — MLSNOW
• 2011-12-06 Listed $38,000 MLSNOW
• 1986-10-29 Sold (Public Records) $29,900 Public Records
• 1986-06-30 Sold (Public Records) $12,665 Public Records
• 1986-06-30 Sold (Public Records) $21,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,263 · +0.1% YoY. Source: county tax records.