231 Windsor St · Akron, OH 44306

$140,000

4 bd · 2.0 ba · 1,675 sqft · MultiFamily public records · 84 Days on market

Built 1920 3,598 sqft lot $84/sqft · 24% above area Est $113k · 24% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• 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

Great investment opportunity with this well-maintained duplex offering immediate income potential! One unit is currently rented, while the other is vacant and actively being marketed for rent—perfect for an owner-occupant or investor looking to maximize returns. This property has seen extensive recent updates. In January 2026, the owner separated the water service so each unit is now individually metered. At the same time, all new water lines were installed to both units, along with the replacement of most drain lines. The lower unit has been fully renovated in 2026, featuring a brand-new bathroom, new flooring, fresh paint, updated light fixtures, new outlets and switches, front door, and updated wiring in the bathroom. The upper unit has also been refreshed with a remodeled bathroom, new flooring, fresh paint, updated light fixtures, outlets, switches, and a new exterior front door in 2024. With major mechanical and cosmetic updates already completed and one unit ready for occupancy or lease-up, this duplex is a strong addition to any portfolio! Seller is a licensed Realtor.

Key facts

• Brand new bathroom
• Individually metered
• New water lines

Tags

• WELL MAINTAINED DUPLEX
• IMMEDIATE INCOME POTENTIAL
• INDIVIDUALLY METERED
• NEW WATER LINES
• FULLY RENOVATED LOWER UNIT
• BRAND NEW BATHROOM

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive. Per door: $345/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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.
• Market conditions: Rents rising fast (+7.6%/yr); 69 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• At $1,992/mo this rent would consume 57% of the median local household income ($42k/yr) (locally 1251% 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $140k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1920 — 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: 1.42% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.10%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

• ARV (median comp): $112,878
• List price: $140,000
• Delta: 24.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Spicer St	0.53mi	4/2.0	1,595 (-5%)	3mo	$125,000	$78	65
375 Mcgowan St	0.30mi	5/2.0 (+1)	1,516 (-10%)	5mo	$150,000	$99	61
398 Margaret St	0.39mi	3/2.0 (-1)	1,820 (+9%)	4mo	$98,000	$54	59
399 Crouse St	0.65mi	4/2.0	1,575 (-6%)	3mo	$100,000	$63	57
707 Hazel St	0.50mi	4/2.0	1,821 (+9%)	7mo	$118,000	$65	56
647 Upson St	0.56mi	4/2.0	1,720 (+3%)	19mo	$116,900	$68	53
524 E Buchtel Ave	0.41mi	4/2.0	1,792 (+7%)	20mo	$145,000	$81	53
523 Gage St	0.50mi	5/2.0 (+1)	1,795 (+7%)	9mo	$148,000	$82	52
668 Corley St	0.35mi	3/3.0 (-1)	1,836 (+10%)	16mo	$95,000	$52	46
494 Gage St	0.56mi	3/2.0 (-1)	1,574 (-6%)	16mo	$70,000	$44	45

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: 18.4%
• Equity multiple: 1.79×
• Total profit: $30,900
• Equity at exit: $20,874

10-year hold

• IRR: 29.8%
• Equity multiple: 4.25×
• Total profit: $127,207
• Equity at exit: $12,105

Cash invested: $39,200 (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 44306

• Rents YoY: 7.6%
• Active inventory: 69
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,992 high
• Mortgage (P&I): −$734
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $689

Break-even live

Break-even rent $1,120

Max offer price $140,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,992
Total (2 units)			$1,992

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	23d	1	0.27mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	23d	1	0.42mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	14d	1	0.42mi
435 Margaret St Akron, OH	4.0	2.0	1900	$1,450	$0.76	43d	1	0.42mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	43d	1	0.47mi
1076 Ackley St Akron, OH	4.0	2.0	1998	$2,000	$1.00	14d	1	0.48mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	43d	1	0.51mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	43d	1	0.57mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	23d	1	0.68mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	43d	1	0.72mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	0.72mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	23d	1	0.79mi
1147 Newton St Akron, OH	3.0	2.0	1932	$1,250	$0.65	21d	1	0.80mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	0.80mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	43d	1	0.88mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	43d	1	0.88mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.89mi
497 Sumner St Akron, OH	5.0	2.0	1776	$1,295	$0.73	43d	1	0.92mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,295	$1.55	14d	3	0.92mi
1113 Smithfarm Ave Akron, OH	3.0	2.0	1296	$1,600	$1.23	23d	1	0.93mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	43d	1	0.96mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	23d	1	0.97mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	43d	1	0.98mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	43d	1	1.00mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	43d	1	1.03mi
497 Lucy St Akron, OH	4.0	1.0	1600	$1,500	$0.94	43d	1	1.05mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	43d	1	1.07mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,600	$1.94	14d	14	1.09mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	43d	1	1.10mi
768 Beardsley St Akron, OH	5.0	1.5	1714	$1,500	$0.88	14d	1	1.11mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	23d	1	1.13mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	43d	1	1.18mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	1.19mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	1.26mi
1395 Goodyear Blvd Akron, OH	3.0	1.5	1542	$1,450	$0.94	43d	1	1.26mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	43d	1	1.31mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	43d	1	1.32mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$2,985	$2.49	23d	4	1.33mi
1438 Newton St Akron, OH	4.0	1.0	1429	$1,375	$0.96	23d	1	1.34mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,871	$2.30	14d	54	1.35mi

Listing history 22 events

1. 2026-06-18
   days on market $140,000 Active 84 DOM
2. 2026-06-17
   days on market $140,000 Active 83 DOM
3. 2026-06-16
   days on market $140,000 Active 82 DOM
4. 2026-06-15
   days on market $140,000 Active 81 DOM
5. 2026-06-14
   days on market $140,000 Active 79 DOM
6. 2026-06-13
   days on market $140,000 Active 78 DOM
7. 2026-06-10
   days on market $140,000 Active 76 DOM
8. 2026-06-09
   days on market $140,000 Active 75 DOM
9. 2026-06-08
   days on market $140,000 Active 74 DOM
10. 2026-06-07
    days on market $140,000 Active 73 DOM
11. 2026-06-05
    days on market $140,000 Active 70 DOM
12. 2026-06-03
    days on market $140,000 Active 69 DOM
13. 2026-06-02
    days on market $140,000 Active 68 DOM
14. 2026-06-01
    days on market $140,000 Active 67 DOM
15. 2026-05-31
    days on market $140,000 Active 66 DOM
16. 2026-05-31
    days on market $140,000 Active 65 DOM
17. 2026-04-30
    price $145,000 1102-char remark

    Show marketing remark (1102 chars)

    Great investment opportunity with this well-maintained duplex offering immediate income potential! One unit is currently rented, while the other is vacant and actively being marketed for rent—perfect for an owner-occupant or investor looking to maximize returns. This property has seen extensive recent updates. In January 2026, the owner separated the water service so each unit is now individually metered. At the same time, all new water lines were installed to both units, along with the replacement of most drain lines. The lower unit has been fully renovated in 2026, featuring a brand-new bathroom, new flooring, fresh paint, updated light fixtures, new outlets and switches, front door, and updated wiring in the bathroom. The upper unit has also been refreshed with a remodeled bathroom, new flooring, fresh paint, updated light fixtures, outlets, switches, and a new exterior front door in 2024. With major mechanical and cosmetic updates already completed and one unit ready for occupancy or lease-up, this duplex is a strong addition to any portfolio! Seller is a licensed Realtor.

18. 2026-03-26
    listed $160,000 Active 1102-char remark

    Show marketing remark (1102 chars)

    Great investment opportunity with this well-maintained duplex offering immediate income potential! One unit is currently rented, while the other is vacant and actively being marketed for rent—perfect for an owner-occupant or investor looking to maximize returns. This property has seen extensive recent updates. In January 2026, the owner separated the water service so each unit is now individually metered. At the same time, all new water lines were installed to both units, along with the replacement of most drain lines. The lower unit has been fully renovated in 2026, featuring a brand-new bathroom, new flooring, fresh paint, updated light fixtures, new outlets and switches, front door, and updated wiring in the bathroom. The upper unit has also been refreshed with a remodeled bathroom, new flooring, fresh paint, updated light fixtures, outlets, switches, and a new exterior front door in 2024. With major mechanical and cosmetic updates already completed and one unit ready for occupancy or lease-up, this duplex is a strong addition to any portfolio! Seller is a licensed Realtor.

19. 2021-06-28
    soldstatus $35,000
20. 2020-04-13
    historical
21. 2019-11-14
    listed $40,000 Active
22. 1994-12-30
    soldstatus $34,000

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $1,644 · $137/mo
• Expected delta: +$540/yr (+$45/mo · 48.9%)

ⓘ 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: $23,904
• − Mortgage interest: −$7,842
• − Property taxes: −$1,104
• − Insurance: −$700
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$4,073
• Taxable income: $6,361
• Est. tax owed @ 24.0%: −$1,527
• After-tax cash flow: $6,744/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

+326.5% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $145,000 MLSNOW
• 2026-03-26 Listed $160,000 MLSNOW
• 2021-06-28 Sold (Public Records) $35,000 Public Records
• 2020-04-13 Listing Removed — MLSNOW
• 2019-11-14 Listed $40,000 MLSNOW
• 1994-12-30 Sold (Public Records) $34,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $1,104 · -1.9% YoY. Source: county tax records.