146 Berkley St · Akron, OH 44305

$80,000

4 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 12 Days on market

Built 1956 9,439 sqft lot Est $109k · 27% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

THIS could be THE PLACE. .. Charming Cape Cod offering endless potential and ready for your personal touches. Situated on a rare double lot, this property provides ample outdoor space for gardening, recreation, entertaining, or future improvements. The second floor features two bedrooms, while the main level offers a flexible layout with two living areas, a kitchen, full bathroom, and a bonus room that can be tailored to fit your needs as a home office, playroom, dining room, or additional living space. Enjoy relaxing on the welcoming front porch or retreat to the more private rear porch, accessible from both the kitchen and the sliding glass doors in the bonus room. The full unfinished bas

Key facts

• Flexible layout
• Front porch
• Double lot

Tags

• DOUBLE LOT
• OUTDOOR SPACE
• FLEXIBLE LAYOUT
• TWO LIVING AREAS
• BONUS ROOM
• FRONT PORCH

Property features AI

Exterior

• Parking: Detached garage; Driveway; Additional parking; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Two stories (three levels total); Fixer condition; Block foundation; Aluminum siding; Asphalt roof
• Construction: Built (year source: public records)
• Exterior features: Front and covered rear porches with awnings; Porch; Chain link fencing; Arena on property

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 15.3% 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.
• Zoned schools: Henry L Robinson Community Learning Center (math 8% / reading 17%, grade F, #1,434 of 1,584 statewide, top 92%, 285 students, 0% FRL); National Inventors Hall of Fame School Center For Stem (math 45% / reading 56%, grade C, #413 of 654 statewide, top 63%, 406 students, 0% FRL); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 48% at this address vs 26% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.5%/yr); 101 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 31% of the median local income ($53k/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 $553 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 + 4.5% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1956 — 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: 1.71% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.17%
• DSCR: 2.43
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $109,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1181 Pondview Ave	0.26mi	4/1.0	1,144 (+5%)	1mo	$90,000	$79	79
191 Colony Cres	0.39mi	4/1.5	975 (-11%)	2mo	$39,900	$41	60
1082 Hazel St	0.66mi	3/1.0 (-1)	1,056 (-3%)	2mo	$112,100	$106	57
1216 Niagara Ave	0.51mi	3/1.0 (-1)	1,152 (+6%)	8mo	$150,000	$130	55
166 Chittenden St	0.53mi	3/1.0 (-1)	1,020 (-7%)	6mo	$94,900	$93	54
1318 Arnold Ave	0.68mi	3/1.0 (-1)	1,056 (-3%)	5mo	$99,900	$95	53
828 Crouse St	0.66mi	3/2.0 (-1)	1,072 (-2%)	8mo	$92,000	$86	51
1102 Tonawanda Ave	0.51mi	3/1.0 (-1)	960 (-12%)	1mo	$97,000	$101	50
1371 Laffer Ave	0.45mi	3/1.0 (-1)	960 (-12%)	7mo	$120,000	$125	48
1379 Ottawa Ave	0.65mi	3/1.0 (-1)	999 (-8%)	4mo	$99,500	$100	47
1431 Newton St	0.51mi	3/1.0 (-1)	1,210 (+11%)	10mo	$122,000	$101	45
863 Bank St	0.63mi	3/1.0 (-1)	1,226 (+12%)	6mo	$82,000	$67	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 · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.22×
• Total profit: $27,366
• Equity at exit: $11,928

10-year hold

• IRR: 37.0%
• Equity multiple: 4.66×
• Total profit: $81,897
• Equity at exit: $6,917

Cash invested: $22,400 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$420
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $601

Break-even live

Break-even rent $607

Max offer price $80,000

Occupancy floor 51%

Sensitivity live

Price	-10% $646	-5% $623	+0% $601	+5% $578	+10% $555
Rent	-10% $493	-5% $547	+0% $601	+5% $654	+10% $708
Rate	-1.0pp $641	-0.5pp $621	base $601	+0.5pp $580	+1.0pp $559

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	45d	1	0.16mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	45d	1	0.27mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	25d	1	0.31mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	45d	1	0.36mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	25d	1	0.49mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	25d	1	0.52mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	45d	1	0.53mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	45d	1	0.61mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	16d	1	0.63mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	25d	1	0.63mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	25d	1	0.65mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	45d	1	0.68mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	25d	1	0.72mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	16d	1	0.75mi
1598 Pilgrim St Akron, OH	3.0	1.0	1352	$1,550	$1.15	45d	1	0.80mi
589 Eastland Ave Akron, OH	3.0	1.5	1345	$1,300	$0.97	45d	1	0.81mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	45d	1	0.83mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	45d	1	0.94mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	25d	1	0.95mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	45d	1	0.97mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	45d	1	1.06mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	45d	1	1.11mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	16d	1	1.18mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	45d	1	1.19mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	46d	1	1.24mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	45d	1	1.37mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	45d	1	1.37mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	45d	1	1.39mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	45d	1	1.40mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	25d	1	1.47mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	25d	1	1.47mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	25d	1	1.48mi

Listing history 9 events

1. 2026-06-21
   days on market $80,000 Active 12 DOM
2. 2026-06-18
   days on market $80,000 Active 9 DOM
3. 2026-06-17
   days on market $80,000 Active 8 DOM
4. 2026-06-16
   days on market $80,000 Active 7 DOM
5. 2026-06-15
   days on market $80,000 Active 6 DOM
6. 2026-06-14
   days on market $80,000 Active 4 DOM
7. 2026-06-13
   days on market $80,000 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $80,000 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: $315 · $26/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$466/yr (+$39/mo · 147.8%)

ⓘ 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: $16,400
• − Mortgage interest: −$4,481
• − Property taxes: −$315
• − Insurance: −$400
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$2,327
• Taxable income: $6,252
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $5,706/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): 21,103
• Household income: $52,768
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1021.0

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 0.57)
• Race & ethnicity: White 62% Black 20% Two or more races 12% Asian 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · India, Philippines, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Other Indo-European 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: ▼ -140.39%
• Current HPI: 190.6223
• Rent YoY: ▲ 4.51%
• 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 $80,000 MLSNOW

Property tax history

+1.3%/yr

Latest (2025): $315 · -32.4% YoY. Source: county tax records.