531-533-535-539 Allyn St · Akron, OH 44311

$250,000

13 bd · 4.0 ba · — sqft · MultiFamily · 246 Days on market

Built 1919 Fair condition 0.40 ac lot Est $239k · at est.

---

Why this score? — see what drove the C 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 +26.3/30.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• ARV discount +5.4/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Add to your investment portfolio with this package opportunity (duplex + two houses), and generate $3800-4000 gross rental income per month. Located near the Univ. of Akron and Leggett Elementary. Serious inquiries only. Selling in as-is condition. Please do not disturb the tenants.

Key facts

• Gross rental income
• Package opportunity
• Investment portfolio

Tags

• INVESTMENT PORTFOLIO
• PACKAGE OPPORTUNITY
• GROSS RENTAL INCOME
• NEAR UNIV OF AKRON
• NEAR LEGGETT ELEMENTARY

What this means for you Summary

Snapshot

• This is a 2 × 6-bed/?-bath units multifamily listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive. Per door: $297/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% 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: 54 active listings in the ZIP; lower-income renter base — watch delinquency; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $3,009/mo this rent would consume 148% of the median local household income ($24k/yr) (locally 659% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $65k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $238,652
• List price: $250,000
• Delta: 4.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,607
• Equity at exit: $37,276

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $46,758
• Equity at exit: $21,615

Cash invested: $70,000 (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 44311

• Home prices YoY: -28.4%
• Active inventory: 54
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $3,009 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $594

Break-even live

Break-even rent $2,257

Max offer price $250,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	6	—	$3,010
Total (2 units)			$3,009

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $250,000 Active 246 DOM
2. 2026-06-17
   days on market $250,000 Active 245 DOM
3. 2026-06-16
   days on market $250,000 Active 244 DOM
4. 2026-06-15
   days on market $250,000 Active 243 DOM
5. 2026-06-14
   days on market $250,000 Active 241 DOM
6. 2026-06-13
   days on market $250,000 Active 240 DOM
7. 2026-06-10
   days on market $250,000 Active 238 DOM
8. 2026-06-09
   days on market $250,000 Active 237 DOM
9. 2026-06-09
   status $250,000 Active 236 DOM
10. 2026-06-08
    days on market $250,000 Contingent 236 DOM
11. 2026-06-07
    days on market $250,000 Contingent 235 DOM
12. 2026-06-05
    days on market $250,000 Contingent 232 DOM
13. 2026-06-03
    statusdays on market $250,000 Contingent 231 DOM
14. 2026-06-02
    days on market $250,000 Active 230 DOM
15. 2026-06-01
    days on market $250,000 Active 229 DOM
16. 2026-05-31
    days on market $250,000 Active 228 DOM
17. 2026-05-31
    days on market $250,000 Active 227 DOM
18. 2026-04-10
    price $296,000 283-char remark

    Show marketing remark (283 chars)

    Add to your investment portfolio with this package opportunity (duplex + two houses), and generate $3800-4000 gross rental income per month. Located near the Univ. of Akron and Leggett Elementary. Serious inquiries only. Selling in as-is condition. Please do not disturb the tenants.

19. 2026-01-12
    status Active 283-char remark

    Show marketing remark (283 chars)

    Add to your investment portfolio with this package opportunity (duplex + two houses), and generate $3800-4000 gross rental income per month. Located near the Univ. of Akron and Leggett Elementary. Serious inquiries only. Selling in as-is condition. Please do not disturb the tenants.

20. 2026-01-07
    historical Contingent 283-char remark

    Show marketing remark (283 chars)

    Add to your investment portfolio with this package opportunity (duplex + two houses), and generate $3800-4000 gross rental income per month. Located near the Univ. of Akron and Leggett Elementary. Serious inquiries only. Selling in as-is condition. Please do not disturb the tenants.

21. 2025-11-18
    price $299,000 283-char remark

    Show marketing remark (283 chars)

    Add to your investment portfolio with this package opportunity (duplex + two houses), and generate $3800-4000 gross rental income per month. Located near the Univ. of Akron and Leggett Elementary. Serious inquiries only. Selling in as-is condition. Please do not disturb the tenants.

22. 2025-10-14
    listed $315,000 Active 283-char remark

    Show marketing remark (283 chars)

    Add to your investment portfolio with this package opportunity (duplex + two houses), and generate $3800-4000 gross rental income per month. Located near the Univ. of Akron and Leggett Elementary. Serious inquiries only. Selling in as-is condition. Please do not disturb the tenants.

23. 2025-02-15
    historical
24. 2024-09-22
    price $105,000
25. 2024-08-24
    listed $120,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% 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: $36,108
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,916
• − Repairs & maintenance: −$2,889
• − Management: −$2,889
• − Depreciation: −$7,273
• Taxable income: $3,388
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $6,313/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs and maintenance, including exterior siding, roof, windows, HVAC, and landscaping, to improve its condition and value.

Repairs flagged

• Major Exterior siding — Significant weathering and wear
• Major Roof — Aged appearance
• Major Windows — No photos of windows
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major Landscaping — Overgrown and unkempt

Value-add opportunities

• Both Paint interior walls/paint — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace exterior siding — New siding improves curb appeal and structural integrity
• Both Replace roof — A new roof extends the property's lifespan and enhances curb appeal
• Both Replace windows — New windows improve energy efficiency and curb appeal
• Both Upgrade HVAC/mechanicals — Modern HVAC improves comfort and energy efficiency
• Both Landscaping — A well-maintained landscape enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant weathering and wear	Major	$15,000–50,000
Roof · Aged appearance	Major	$15,000–50,000
Windows · No photos of windows	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
Landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint interior walls/paint — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace exterior siding — New siding improves curb appeal and structural integrity ↑
• Both Replace roof — A new roof extends the property's lifespan and enhances curb appeal ↑
• Both Replace windows — New windows improve energy efficiency and curb appeal ↑
• Both Upgrade HVAC/mechanicals — Modern HVAC improves comfort and energy efficiency ↑
• Both Landscaping — A well-maintained landscape enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 7,547
• Household income: $24,369
• Rent vs Own: 83.0% rent · 17.0% own
• Severe rent burden: 659.0

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 0.60)
• Race & ethnicity: White 53% Black 35% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, Vietnam, Philippines
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -39.01%
• Current HPI: 98.3809
• 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

+146.7% since first listed

8 events — show timeline

• 2026-04-10 Price Changed $296,000 MLSNOW
• 2026-01-12 Relisted — MLSNOW
• 2026-01-07 Contingent — MLSNOW
• 2025-11-18 Price Changed $299,000 MLSNOW
• 2025-10-14 Listed $315,000 MLSNOW
• 2025-02-15 Listing Removed — MLSNOW
• 2024-09-22 Price Changed $105,000 MLSNOW
• 2024-08-24 Listed $120,000 MLSNOW