604 E Buchtel Ave · Akron, OH 44304

$115,000

4 bd · 2.0 ba · 2,930 sqft · MultiFamily public records · 88 Days on market

Built 1893 8,398 sqft lot $39/sqft · 22% below area Est $147k · 22% under

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Why this score? — see what drove the A- 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
• Appreciation +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Striking traditional duplex with strong income potential in a prime Akron location. This large colonial stands out with tall ceilings, expansive windows, and the kind of architectural presence that tenants love and investors appreciate. Bright, well-proportioned living spaces deliver both charm and functionality across both units. The first-floor residence features a one-bedroom, one-bathroom layout, while the expansive second- and third-floor unit offers three bedrooms and one bathroom. Together, the property supports approximately $2,000 per month in projected gross rental income when fully leased, providing an attractive cash-flow profile. With its classic design, efficient unit configuration, and proven rental appeal, this duplex is well-positioned for investors seeking dependable income or owner-occupants looking to offset their housing costs. Ideally situated near the University of Akron, major highways, and neighborhood amenities, this is a compelling opportunity with both character and performance.

Key facts

• Tall ceilings
• Expansive windows
• Bright living spaces

Tags

• TALL CEILINGS
• EXPANSIVE WINDOWS
• BRIGHT LIVING SPACES
• ONE BEDROOM LAYOUT
• THREE BEDROOMS
• CLASSIC DESIGN

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$146,591) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1×2bd/1.5ba + 1×3bd/1.5ba units multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $951 ($11k/yr) — positive. Per door: $476/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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: Mason Community Learning Center (math 27% / reading 22%, grade F, #1,217 of 1,584 statewide, top 78%, 280 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 52% at this address vs 26% district-wide (+26 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: 19 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($795 loan paydown + $862 appreciation (0.8% local appreciation)).
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $115k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1893 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.93% ✓
• Cap rate: 16.22%
• Cash-on-cash: 35.45%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

• ARV (median comp): $146,591
• List price: $115,000
• Delta: -21.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.5%
• Equity multiple: 2.91×
• Total profit: $61,376
• Equity at exit: $37,767

10-year hold

• IRR: 39.9%
• Equity multiple: 5.71×
• Total profit: $151,511
• Equity at exit: $49,054

Cash invested: $32,200 (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 44304

• Home prices YoY: 0.4%
• Active inventory: 19
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$603
• Tax from tax record: −$154 /mo · $1,847/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $951

Break-even live

Break-even rent $1,019

Max offer price $115,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,016	-5% $984	+0% $951	+5% $919	+10% $886
Rent	-10% $776	-5% $863	+0% $951	+5% $1,039	+10% $1,127
Rate	-1.0pp $1,009	-0.5pp $981	base $951	+0.5pp $921	+1.0pp $891

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1.5	$1,089
1× unit	3	1.5	$1,134
Total (2 units)			$2,223

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
177 Kent Ct Akron, OH	3.0	1.0	2613	$1,150	$0.44	26d	1	0.61mi
1076 Ackley St Akron, OH	4.0	2.0	1998	$2,000	$1.00	16d	1	0.80mi
1147 Newton St Akron, OH	3.0	2.0	1932	$1,250	$0.65	23d	1	0.96mi

Listing history 26 events

1. 2026-05-11
   status Active 1021-char remark

   Show marketing remark (1021 chars)

   Striking traditional duplex with strong income potential in a prime Akron location. This large colonial stands out with tall ceilings, expansive windows, and the kind of architectural presence that tenants love and investors appreciate. Bright, well-proportioned living spaces deliver both charm and functionality across both units. The first-floor residence features a one-bedroom, one-bathroom layout, while the expansive second- and third-floor unit offers three bedrooms and one bathroom. Together, the property supports approximately $2,000 per month in projected gross rental income when fully leased, providing an attractive cash-flow profile. With its classic design, efficient unit configuration, and proven rental appeal, this duplex is well-positioned for investors seeking dependable income or owner-occupants looking to offset their housing costs. Ideally situated near the University of Akron, major highways, and neighborhood amenities, this is a compelling opportunity with both character and performance.

2. 2026-04-23
   status Pending 1021-char remark

   Show marketing remark (1021 chars)

   Striking traditional duplex with strong income potential in a prime Akron location. This large colonial stands out with tall ceilings, expansive windows, and the kind of architectural presence that tenants love and investors appreciate. Bright, well-proportioned living spaces deliver both charm and functionality across both units. The first-floor residence features a one-bedroom, one-bathroom layout, while the expansive second- and third-floor unit offers three bedrooms and one bathroom. Together, the property supports approximately $2,000 per month in projected gross rental income when fully leased, providing an attractive cash-flow profile. With its classic design, efficient unit configuration, and proven rental appeal, this duplex is well-positioned for investors seeking dependable income or owner-occupants looking to offset their housing costs. Ideally situated near the University of Akron, major highways, and neighborhood amenities, this is a compelling opportunity with both character and performance.

3. 2026-04-01
   price $115,000 1021-char remark

   Show marketing remark (1021 chars)

   Striking traditional duplex with strong income potential in a prime Akron location. This large colonial stands out with tall ceilings, expansive windows, and the kind of architectural presence that tenants love and investors appreciate. Bright, well-proportioned living spaces deliver both charm and functionality across both units. The first-floor residence features a one-bedroom, one-bathroom layout, while the expansive second- and third-floor unit offers three bedrooms and one bathroom. Together, the property supports approximately $2,000 per month in projected gross rental income when fully leased, providing an attractive cash-flow profile. With its classic design, efficient unit configuration, and proven rental appeal, this duplex is well-positioned for investors seeking dependable income or owner-occupants looking to offset their housing costs. Ideally situated near the University of Akron, major highways, and neighborhood amenities, this is a compelling opportunity with both character and performance.

4. 2026-02-05
   listed $130,000 Active 1021-char remark

   Show marketing remark (1021 chars)

   Striking traditional duplex with strong income potential in a prime Akron location. This large colonial stands out with tall ceilings, expansive windows, and the kind of architectural presence that tenants love and investors appreciate. Bright, well-proportioned living spaces deliver both charm and functionality across both units. The first-floor residence features a one-bedroom, one-bathroom layout, while the expansive second- and third-floor unit offers three bedrooms and one bathroom. Together, the property supports approximately $2,000 per month in projected gross rental income when fully leased, providing an attractive cash-flow profile. With its classic design, efficient unit configuration, and proven rental appeal, this duplex is well-positioned for investors seeking dependable income or owner-occupants looking to offset their housing costs. Ideally situated near the University of Akron, major highways, and neighborhood amenities, this is a compelling opportunity with both character and performance.

5. 2019-08-15
   soldstatus $58,000 Closed 342-char remark

   Show marketing remark (342 chars)

   MOTIVATED SELLER!! Located near the University of Akron, this Duplex makes a great investment opportunity. Featuring 1 bedroom and bathroom downstairs currently being rented for $550 a month and 4 bedrooms with 2 bathrooms upstairs that were being rented for $275 per room. Updates include a new roof in 2006 and a new hot water tank in 2018.

6. 2019-08-15
   soldstatus $58,000

   Show marketing remark (342 chars)

   MOTIVATED SELLER!! Located near the University of Akron, this Duplex makes a great investment opportunity. Featuring 1 bedroom and bathroom downstairs currently being rented for $550 a month and 4 bedrooms with 2 bathrooms upstairs that were being rented for $275 per room. Updates include a new roof in 2006 and a new hot water tank in 2018.

7. 2019-08-08
   status Pending 342-char remark

   Show marketing remark (342 chars)

   MOTIVATED SELLER!! Located near the University of Akron, this Duplex makes a great investment opportunity. Featuring 1 bedroom and bathroom downstairs currently being rented for $550 a month and 4 bedrooms with 2 bathrooms upstairs that were being rented for $275 per room. Updates include a new roof in 2006 and a new hot water tank in 2018.

8. 2019-08-05
   status Active 342-char remark

   Show marketing remark (342 chars)

   MOTIVATED SELLER!! Located near the University of Akron, this Duplex makes a great investment opportunity. Featuring 1 bedroom and bathroom downstairs currently being rented for $550 a month and 4 bedrooms with 2 bathrooms upstairs that were being rented for $275 per room. Updates include a new roof in 2006 and a new hot water tank in 2018.

9. 2019-08-04
   historical 342-char remark

   Show marketing remark (342 chars)

   MOTIVATED SELLER!! Located near the University of Akron, this Duplex makes a great investment opportunity. Featuring 1 bedroom and bathroom downstairs currently being rented for $550 a month and 4 bedrooms with 2 bathrooms upstairs that were being rented for $275 per room. Updates include a new roof in 2006 and a new hot water tank in 2018.

10. 2019-07-22
    price $62,000 342-char remark

    Show marketing remark (342 chars)

    MOTIVATED SELLER!! Located near the University of Akron, this Duplex makes a great investment opportunity. Featuring 1 bedroom and bathroom downstairs currently being rented for $550 a month and 4 bedrooms with 2 bathrooms upstairs that were being rented for $275 per room. Updates include a new roof in 2006 and a new hot water tank in 2018.

11. 2019-03-11
    price $69,900 342-char remark

    Show marketing remark (342 chars)

    MOTIVATED SELLER!! Located near the University of Akron, this Duplex makes a great investment opportunity. Featuring 1 bedroom and bathroom downstairs currently being rented for $550 a month and 4 bedrooms with 2 bathrooms upstairs that were being rented for $275 per room. Updates include a new roof in 2006 and a new hot water tank in 2018.

12. 2019-02-04
    listed $75,000 Active 342-char remark

    Show marketing remark (342 chars)

    MOTIVATED SELLER!! Located near the University of Akron, this Duplex makes a great investment opportunity. Featuring 1 bedroom and bathroom downstairs currently being rented for $550 a month and 4 bedrooms with 2 bathrooms upstairs that were being rented for $275 per room. Updates include a new roof in 2006 and a new hot water tank in 2018.

13. 2014-01-03
    historical
14. 2013-06-28
    listed $62,000
15. 2011-11-23
    historical
16. 2011-01-13
    listed $65,000
17. 2005-06-24
    soldstatus $69,000
18. 2005-06-24
    soldstatus $69,000
19. 2005-06-20
    historical
20. 2005-03-20
    listed $70,000
21. 2004-04-17
    historical
22. 2004-04-17
    historical
23. 2004-02-17
    listed $95,000
24. 2004-02-17
    listed $95,000
25. 1997-12-05
    soldstatus $35,000
26. 1989-09-29
    soldstatus $45,000

ⓘ 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: $1,847 · $154/mo
• Projected year-2 tax: $1,847 · $154/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,676
• − Mortgage interest: −$6,442
• − Property taxes: −$1,847
• − Insurance: −$575
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$3,345
• Taxable income: $10,199
• Est. tax owed @ 24.0%: −$2,448
• After-tax cash flow: $8,968/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): 4,000
• Household income: $41,763
• Rent vs Own: 92.5% rent · 7.5% own
• Severe rent burden: 349.0

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 0.61)
• Race & ethnicity: White 55% Black 27% Asian 8% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Russian 2% Subsaharan African 1%
• Foreign-born: 13% · China, Canada, Jamaica
• Languages at home: 84% English-only · Other Indo-European 5% Chinese 4% Spanish 3%

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: ▲ 0.75%
• Current HPI: 182.661
• Rent YoY: —
• 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

+155.6% since first listed

26 events — show timeline

• 2026-05-11 Relisted — MLSNOW
• 2026-04-23 Pending — MLSNOW
• 2026-04-01 Price Changed $115,000 MLSNOW
• 2026-02-05 Listed $130,000 MLSNOW
• 2019-08-15 Sold (Public Records) $58,000 Public Records
• 2019-08-15 Sold (MLS) $58,000 MLSNOW
• 2019-08-08 Pending — MLSNOW
• 2019-08-05 Relisted — MLSNOW
• 2019-08-04 Listing Removed — MLSNOW
• 2019-07-22 Price Changed $62,000 MLSNOW
• 2019-03-11 Price Changed $69,900 MLSNOW
• 2019-02-04 Listed $75,000 MLSNOW
• 2014-01-03 Listing Removed — MLSNOW
• 2013-06-28 Listed $62,000 MLSNOW
• 2011-11-23 Listing Removed — MLSNOW
• 2011-01-13 Listed $65,000 MLSNOW
• 2005-06-24 Sold (Public Records) $69,000 Public Records
• 2005-06-24 Sold (MLS) $69,000 MLSNOW
• 2005-06-20 Listing Removed — MLSNOW
• 2005-03-20 Listed $70,000 MLSNOW
• 2004-04-17 Listing Removed — MLSNOW
• 2004-04-17 Listing Removed — MLSNOW
• 2004-02-17 Listed $95,000 MLSNOW
• 2004-02-17 Listed $95,000 MLSNOW
• 1997-12-05 Sold (Public Records) $35,000 Public Records
• 1989-09-29 Sold (Public Records) $45,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,847 · +2.5% YoY. Source: county tax records.