2536 Albrecht Ave Akron, OH 44312 · 2026-07-23 · seller representation / listing presentation
| Address | Sold | Sale | Adjusted | Cond/Q | SqFt | Bd/Ba | Dist | Score | Net/Gross | Adjustments |
|---|---|---|---|---|---|---|---|---|---|---|
| 2557 Ogden Ave Akron | 2025-08-04 | $130,000 | $127,620 | C3/Q4 | 1156 | 3/1 | 0.09mi | 100 | 1.8% / 5.7% | sqft:-4880 · half_baths:+2500 |
| 2455 Albrecht Ave Akron | 2026-05-12 | $140,000 | $155,580 | C3/Q4 | 840 | 2/1 | 0.15mi | 100 | 11.1% / 25% | sqft:+7760 · bedrooms:+3000 · basement:+12000 · half_baths:+2500 · age:-8000 · style:-1680 |
| 2465 Ogden Ave Akron | 2026-01-06 | $162,000 | $165,320 | C3/Q4 | 1176 | 3/1 | 0.15mi | 100 | 2% / 18.9% | sqft:-5680 · garage:+7500 · basement:+7000 · half_baths:+2500 · age:-8000 |
| 744 Utica Ave Akron | 2026-07-14 | $167,000 | $165,910 | C4/Q4 | 1088 | 3/2 | 0.28mi | 100 | 0.7% / 18.7% | sqft:-2160 · bathrooms:-5000 · half_baths:+2500 · condition:+12570 · age:-9000 |
| 601 Cora Ave Akron | 2026-04-30 | $165,000 | $142,780 | C3/Q4 | 1227 | 3/1 | 0.34mi | 100 | 13.5% / 16.5% | sqft:-7720 · basement:-8000 · half_baths:+2500 · age:-9000 |
| 568 Stevenson Ave Akron | 2026-02-20 | $205,000 | $175,760 | C3/Q4 | 1115 | 4/2 | 0.38mi | 100 | 14.3% / 16.7% | sqft:-3240 · bedrooms:-3000 · bathrooms:-5000 · garage:-7500 · half_baths:+2500 · age:-13000 |
| 2522 Ogden Ave Akron | 2026-06-18 | $183,000 | $200,504 | -/- | 1096 | 3/1 | 0.05mi | 100 | 9.6% / 22.7% | sqft:-2480 · basement:+7000 · half_baths:+2500 · age:+20000 · style:-9516 |
| 616 Plainfield Rd Akron | 2026-07-15 | $180,000 | $153,268 | C4/Q4 | 1112 | 2/2 | 0.29mi | 100 | 14.9% / 36% | sqft:-3120 · bedrooms:+3000 · bathrooms:-5000 · garage:-7500 · basement:-8000 · half_baths:+2500 · condition:+13548 · age:-20000 · style:-2160 |
| 2380 De Ave Akron | 2026-02-28 | $140,000 | $128,880 | C3/Q4 | 945 | 3/1 | 0.43mi | 100 | 7.9% / 26.6% | sqft:+3560 · garage:-7500 · basement:+7000 · half_baths:+2500 · age:-15000 · style:-1680 |
Reconciled value is 150,800 dollars. The comparable sales reconcile to 155,495 dollars before any condition factor, from a weighted average across the six retained comps, and the subject is treated as sitting on the C3 to C4 condition boundary (an effective factor of about 0.97).
Three properties carry the number. 2557 Ogden Ave is the closest thing to a twin: 0.09 miles away, built the same year (1944), the same Cape Cod style, three bedrooms with a finished basement fourth, and a total gross adjustment of only 5.7 percent. 2465 Ogden Ave (0.15 miles, gross 18.9 percent) and 744 Utica Ave (0.28 miles, gross 18.7 percent) both adjust to almost the same place, 165,320 and 165,910 dollars.
This valuation reflects three property features the automated estimate had never credited, because the underlying engine was reading an incomplete assessor record. The subject has a half bathroom (1 full plus 1 half, not 1 bath), a partially finished basement, and a one-car garage. Against comps with no basement or an unfinished one, those are real positive adjustments; against the two-car and finished-basement comps they are negative. Counting them moved the reconciled value up by roughly 9,000 dollars and pushed two comps past the adjustment limits, so they were rejected.
Market conditions: within zip 44312, for pre-1960 homes of 850 to 1,250 square feet, there are 26 active listings against 97 sales in the trailing twelve months. That is 3.2 months of supply, which is seller-favorable territory (under four months). Median days on market is 43 for sold homes and 37 for current actives, and median price per square foot has moved from 158.78 to 166.97 over two years, roughly 2.5 percent per year. Tight inventory with moderate urgency, not a rapidly appreciating market. Sale-to-list ratio could not be measured, because the MLS feed retains no original list price.
Recommended list price is 149,900 dollars, set just below the supported value to drive competing offers. It also clears the 150,000 dollar search ceiling, one of the most heavily used buyer filter bands, which a list price at or above 150,000 dollars would fall outside of entirely. The comparables support 155,495 dollars before the condition factor, so competing bids have real room to run and a winning offer in the low-to-mid 150s will still appraise.
Because median days on market is 43 rather than single digits, buyer volume alone will not manufacture competing offers. The listing should carry a published offer-review date, for example listing on a Thursday and reviewing offers the following Monday, so that buyers bid against each other rather than negotiating against the seller one at a time. Expected settlement is 148,000 to 156,000 dollars.