929-931 Rosamond Ave · Akron, OH 44307

$179,900

4 bd · 2.0 ba · 1,820 sqft · MultiFamily public records · 34 Days on market

Built 1967 3,672 sqft lot $99/sqft · 22% above area Est $148k · 22% over

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +6.5/10.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks

Clean and move-in ready brick townhouse-style twinplex in Kenmore! Each unit is 2BR 1BA w/ separate basements for laundry. The building features newer roof '23, HVAC (929 '21, 931 '23), electrican panels & service '26, waterproofed basement '25, vinyl windows, sliding doors, refaced kitchens, separate gas and electric meters, lots of private parking, and kitchen appliances in both units that stay! This is an excellent opportunity for an owner occupant or investor! Conveniently located a 1-min drive to I-76/77 and a 5-min drive to downtown Akron / University of Akron.

Key facts

• Refaced kitchens
• Kitchen appliances
• Newer roof

Tags

• NEWER ROOF
• SEPARATE BASEMENTS
• WATERPROOFED BASEMENT
• REFACED KITCHENS
• PRIVATE PARKING
• KITCHEN APPLIANCES

Property features AI

Finance

• Financial info: Owner pays sewer, trash collection, and water; Tenants pay electricity, gas, and internet; Each unit currently leased (Unit 929 rent $805; lease through Sep 30, 2026; Unit 931 rent $900; lease through Jul 31, 2026)

Exterior

• Parking: Driveway; Off-street parking; Parking lot; Shared driveway
• Utilities: Public water; Public sewer
• Home design: Multi-family building with 1 building; 2 stories
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: City lot; Property has a view; South-facing

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two 2-bedroom units (Unit 929 and Unit 931)
• Bathrooms: Two full bathrooms (one per unit)
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Full unfinished basement with storage space and sump pump
• Laundry & utility: In-unit laundry; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive. Per door: $242/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 42 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $2,063/mo this rent would consume 89% of the median local household income ($28k/yr) (locally 787% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $891 of equity ($1k loan paydown + $-353 appreciation (-0.2% 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 (-0.2% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.51%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (median comp): $148,000
• List price: $179,900
• Delta: 21.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
923-925 Rosamond Ave	0.01mi	4/2.0	1,820 (0%)	6mo	$177,000	$97	94
1012-1014 Saxon Ave	0.39mi	4/2.0	1,848 (+2%)	3mo	$148,000	$80	77
1054-1056 Saxon Ave	0.42mi	4/2.0	1,848 (+2%)	3mo	$148,000	$80	75
1030-1032 Saxon Ave	0.40mi	4/2.0	1,860 (+2%)	3mo	$148,000	$80	75
1024-1026 Saxon Ave	0.40mi	4/2.0	1,860 (+2%)	3mo	$148,000	$80	75
1062-1064 Saxon Ave	0.43mi	4/2.0	1,848 (+2%)	3mo	$148,000	$80	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.47×
• Total profit: $23,837
• Equity at exit: $50,478

10-year hold

• IRR: 15.1%
• Equity multiple: 2.63×
• Total profit: $82,027
• Equity at exit: $59,290

Cash invested: $50,372 (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 44307

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$943
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $483

Break-even live

Break-even rent $1,451

Max offer price $179,900

Occupancy floor 72%

Sensitivity live

Price	-10% $585	-5% $534	+0% $483	+5% $432	+10% $381
Rent	-10% $320	-5% $402	+0% $483	+5% $565	+10% $646
Rate	-1.0pp $574	-0.5pp $529	base $483	+0.5pp $437	+1.0pp $389

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,064
Total (2 units)			$2,063

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1641 13th St SW Akron, OH	5.0	2.5	1700	$1,750	$1.03	45d	1	0.29mi
788 Saxon Ave Akron, OH	4.0	1.0	2280	$1,731	$0.76	24d	1	0.56mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	24d	1	0.56mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	24d	1	0.68mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	45d	1	0.79mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	45d	1	0.92mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	1.03mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	45d	1	1.13mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	15d	1	1.14mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	45d	1	1.15mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	45d	1	1.15mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	15d	1	1.20mi
949 Raymond St Akron, OH	5.0	1.0	1564	$1,150	$0.74	45d	1	1.21mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	45d	1	1.27mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	45d	1	1.33mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	15d	1	1.33mi
786 Florida Ave Akron, OH	5.0	1.0	1773	$1,195	$0.67	45d	1	1.35mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	45d	1	1.38mi
686 East Ave Akron, OH	4.0	2.0	2032	$1,700	$0.84	45d	1	1.41mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	24d	1	1.43mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	15d	1	1.50mi

Listing history 15 events

1. 2026-06-16
   statusdays on market $179,900 Pending 34 DOM
2. 2026-06-15
   days on market $179,900 Contingent 33 DOM
3. 2026-06-14
   days on market $179,900 Contingent 31 DOM
4. 2026-06-13
   days on market $179,900 Contingent 30 DOM
5. 2026-06-10
   days on market $179,900 Contingent 28 DOM
6. 2026-06-09
   days on market $179,900 Contingent 27 DOM
7. 2026-06-08
   days on market $179,900 Contingent 26 DOM
8. 2026-06-07
   days on market $179,900 Contingent 25 DOM
9. 2026-06-05
   days on market $179,900 Contingent 22 DOM
10. 2026-06-03
    days on market $179,900 Contingent 21 DOM
11. 2026-06-02
    days on market $179,900 Contingent 20 DOM
12. 2026-06-01
    days on market $179,900 Contingent 19 DOM
13. 2026-05-31
    days on market $179,900 Contingent 18 DOM
14. 2026-05-31
    days on market $179,900 Contingent 17 DOM
15. 2026-05-13
    listed $179,900 Active 580-char remark

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $2,172 · $181/mo
• Expected delta: +$635/yr (+$53/mo · 41.3%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,756
• − Mortgage interest: −$10,077
• − Property taxes: −$1,537
• − Insurance: −$900
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − Depreciation: −$5,233
• Taxable income: $3,048
• Est. tax owed @ 24.0%: −$731
• After-tax cash flow: $5,068/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): 6,653
• Household income: $27,697
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 787.0

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: Predominantly Black (73%)
• Race & ethnicity: Black 73% White 17% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -0.20%
• Current HPI: 81.3728
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-16 Pending — MLSNOW
• 2026-06-16 Sold (MLS) $179,900 MLSNOW
• 2026-05-19 Contingent — MLSNOW
• 2026-05-13 Listed $179,900 MLSNOW

Property tax history

+0.0%/yr

Latest (2025): $1,537 · +0.2% YoY. Source: county tax records.