2387 29th St SW · Akron, OH 44314

$135,000

4 bd · 2.0 ba · 1,600 sqft · MultiFamily · 93 Days on market

Built 1914 Good condition 5,998 sqft lot $84/sqft · at area comps Est $142k · at est.

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.7/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• 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

Are you looking for a fully occupied duplex in Akron CSD to add to your portfolio with a monthly rental amount of $1800/mo? This is the one to look at! Property has been updated and is rented out until October/November 2026!! No showings until accepted offer!

Key facts

• 5,998 sq ft lot
• Parking
• Built 1914

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive. Per door: $390/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 (+3.9%/yr); 104 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $2,168/mo this rent would consume 55% of the median local household income ($47k/yr) (locally 975% 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 $933 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 + 3.9% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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 1914 — 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: 1.61% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.75%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $141,982
• List price: $135,000
• Delta: -4.92%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 W Wilbeth Rd	0.37mi	4/2.0	1,686 (+5%)	4mo	$108,150	$64	70

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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 1.79×
• Total profit: $29,824
• Equity at exit: $20,129

10-year hold

• IRR: 28.1%
• Equity multiple: 3.60×
• Total profit: $98,425
• Equity at exit: $11,672

Cash invested: $37,800 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $780

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 59%

Sensitivity live

Price	-10% $873	-5% $826	+0% $780	+5% $733	+10% $686
Rent	-10% $608	-5% $694	+0% $780	+5% $865	+10% $951
Rate	-1.0pp $848	-0.5pp $814	base $780	+0.5pp $745	+1.0pp $709

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,168
Total (2 units)			$2,168

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	21d	1	0.10mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	14d	1	0.68mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	14d	1	0.72mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	44d	1	0.97mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	44d	1	1.00mi
786 Florida Ave Akron, OH	5.0	1.0	1773	$1,195	$0.67	44d	1	1.01mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	14d	1	1.01mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	44d	1	1.03mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	14d	1	1.08mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	14d	1	1.13mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	24d	1	1.13mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	1.25mi
653 Washington Ave Barberton, OH	4.0	2.0	1360	$1,600	$1.18	21d	1	1.38mi

Listing history 33 events

1. 2026-06-18
   days on market $135,000 Active 93 DOM
2. 2026-06-17
   days on market $135,000 Active 92 DOM
3. 2026-06-16
   days on market $135,000 Active 91 DOM
4. 2026-06-15
   days on market $135,000 Active 90 DOM
5. 2026-06-14
   days on market $135,000 Active 88 DOM
6. 2026-06-13
   days on market $135,000 Active 87 DOM
7. 2026-06-10
   days on market $135,000 Active 85 DOM
8. 2026-06-09
   days on market $135,000 Active 84 DOM
9. 2026-06-08
   days on market $135,000 Active 83 DOM
10. 2026-06-07
    days on market $135,000 Active 82 DOM
11. 2026-06-05
    days on market $135,000 Active 79 DOM
12. 2026-06-03
    days on market $135,000 Active 78 DOM
13. 2026-06-02
    days on market $135,000 Active 77 DOM
14. 2026-06-01
    days on market $135,000 Active 76 DOM
15. 2026-05-31
    days on market $135,000 Active 75 DOM
16. 2026-05-31
    days on market $135,000 Active 74 DOM
17. 2026-03-29
    status Active 259-char remark

    Show marketing remark (259 chars)

    Are you looking for a fully occupied duplex in Akron CSD to add to your portfolio with a monthly rental amount of $1800/mo? This is the one to look at! Property has been updated and is rented out until October/November 2026!! No showings until accepted offer!

18. 2026-03-08
    status Pending 259-char remark

    Show marketing remark (259 chars)

    Are you looking for a fully occupied duplex in Akron CSD to add to your portfolio with a monthly rental amount of $1800/mo? This is the one to look at! Property has been updated and is rented out until October/November 2026!! No showings until accepted offer!

19. 2026-02-24
    listed $135,000 Active 259-char remark

    Show marketing remark (259 chars)

    Are you looking for a fully occupied duplex in Akron CSD to add to your portfolio with a monthly rental amount of $1800/mo? This is the one to look at! Property has been updated and is rented out until October/November 2026!! No showings until accepted offer!

20. 2025-12-02
    historical
21. 2025-10-31
    price $130,000
22. 2025-10-24
    historical $900
23. 2025-10-09
    price $900
24. 2025-09-17
    listed $1,050
25. 2025-08-15
    listed $145,000 Active
26. 2025-01-26
    historical $725
27. 2024-09-24
    listed $725
28. 2024-08-19
    historical $725
29. 2024-07-11
    listed $725
30. 2023-12-06
    historical $750
31. 2023-12-03
    listed $750
32. 2010-07-19
    historical
33. 2010-01-21
    listed $40,000

ⓘ 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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,016
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − Depreciation: −$3,927
• Taxable income: $7,664
• Est. tax owed @ 24.0%: −$1,839
• After-tax cash flow: $7,518/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 · 13 photos

Good 75/100 Cosmetic rehab

A fully updated and rented two-unit property with good condition and minimal repairs needed. Enhance curb appeal and resale value with exterior painting and landscaping.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both landscape — improves curb appeal and rental value
• Resale update kitchen appliances — modernizes kitchen and enhances resale value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both landscape — improves curb appeal and rental value ↑
• Resale update kitchen appliances — modernizes kitchen and enhances resale 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): 17,885
• Household income: $47,468
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 975.0

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 White (69%)
• Race & ethnicity: White 69% Black 16% Two or more races 12% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · India, Canada, Philippines
• Languages at home: 96% English-only · Chinese 2% Russian/Polish/Slavic 1% Spanish 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: ▼ -166.61%
• Current HPI: 151.066
• Rent YoY: ▲ 3.91%
• 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

+237.5% since first listed

17 events — show timeline

• 2026-03-29 Relisted — MLSNOW
• 2026-03-08 Pending — MLSNOW
• 2026-02-24 Listed $135,000 MLSNOW
• 2025-12-02 Listing Removed — MLSNOW
• 2025-10-31 Price Changed $130,000 MLSNOW
• 2025-10-24 Rental Removed $900 YESMLS
• 2025-10-09 Price Changed $900 YESMLS
• 2025-09-17 Listed for Rent $1,050 YESMLS
• 2025-08-15 Listed $145,000 MLSNOW
• 2025-01-26 Rental Removed $725 YESMLS
• 2024-09-24 Listed for Rent $725 YESMLS
• 2024-08-19 Rental Removed $725 YESMLS
• 2024-07-11 Listed for Rent $725 YESMLS
• 2023-12-06 Rental Removed $750 YESMLS
• 2023-12-03 Listed for Rent $750 YESMLS
• 2010-07-19 Listing Removed — MLSNOW
• 2010-01-21 Listed $40,000 MLSNOW