531 Gage St · Akron, OH 44311

$99,000

2 bd · 1.5 ba · 936 sqft · SingleFamily public records · 22 Days on market

Built 1928 5,776 sqft lot $106/sqft · at area comps Est $100k · at est.

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Why this score? — see what drove the D+ 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 +17.3/30.0
• ARV discount +7.8/15.0
• DSCR +5.4/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity to own six units all centralized around a common parking lot within walking distance to the University of Akron. The portfolio consists of 2 SFR homes, 4 duplexes and 2 residential lots. The addresses are 529-543 Gage St. 531 Gage St is a single family residence that is currently vacant. 2026 AMHA payment standard for this zip code is $1598. Owner is responsible for the community monthly charges for yard care ($120) and trash ($147.45). Pictures are prior to previous tenant's occupancy.

Key facts

• 5,776 sq ft lot
• Built 1928
• Listed 22 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $16 ($196/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

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; 40 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).
• At $1,000/mo this rent would consume 49% 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 $684 of loan paydown is wiped out by about $3k 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 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.
• Current owner paid $66k; list at $99k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 8.2

CMA / ARV

• ARV (median comp): $99,579
• List price: $99,000
• Delta: -0.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
444 Tyner St	0.30mi	2/1.0	960 (+3%)	13mo	$80,000	$83	69
440 Tyner St	0.31mi	3/1.0 (+1)	880 (-6%)	9mo	$72,100	$82	61
442 Matthews St	0.54mi	3/1.5 (+1)	900 (-4%)	6mo	$90,000	$100	59
370 E Thornton St	0.44mi	3/1.0 (+1)	1,015 (+8%)	6mo	$75,500	$74	54
560 Nash St	0.24mi	3/2.0 (+1)	1,049 (+12%)	11mo	$60,500	$58	53
374 E Voris St	0.55mi	3/1.0 (+1)	876 (-6%)	5mo	$102,000	$116	53
396 E Voris St	0.52mi	2/1.0	858 (-8%)	9mo	$79,900	$93	52
791 Allyn St	0.71mi	3/1.0 (+1)	992 (+6%)	4mo	$85,000	$86	47
427 Black St	0.50mi	3/1.0 (+1)	822 (-12%)	5mo	$80,000	$97	45
438 Black St	0.50mi	3/1.0 (+1)	824 (-12%)	6mo	$45,000	$55	44
1036 Ackley St	0.69mi	2/1.0	864 (-8%)	14mo	$37,000	$43	41
828 Crouse St	0.62mi	3/2.0 (+1)	1,072 (+14%)	8mo	$92,000	$86	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-14,932
• Equity at exit: $14,761

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-11,378
• Equity at exit: $8,560

Cash invested: $27,720 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,000 high
• Mortgage (P&I): −$519
• Tax from tax record: −$158 /mo · $1,894/yr
• Insurance: −$41
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $16

Break-even live

Break-even rent $979

Max offer price $99,000

Occupancy floor 93%

Sensitivity live

Price	-10% $72	-5% $44	+0% $16	+5% $-12	+10% $-40
Rent	-10% $-63	-5% $-23	+0% $16	+5% $56	+10% $95
Rate	-1.0pp $66	-0.5pp $42	base $16	+0.5pp $-9	+1.0pp $-35

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
467 Spicer St Akron, OH	2.0	1.0	800	$915	$1.14	24d	1	0.13mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	44d	1	0.14mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	44d	1	0.20mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	24d	1	0.21mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	24d	1	0.21mi
549 Brown St Unit 1 Akron, OH	1.0	1.0	900	$600	$0.67	24d	1	0.28mi
549 Brown St Unit 3 Akron, OH	1.0	1.0	900	$900	$1.00	24d	1	0.28mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	44d	1	0.32mi
393 Cross St Unit 393 Akron, OH	2.0	1.0	864	$775	$0.90	44d	1	0.38mi
375 Cross St Akron, OH	1.0	1.0	800	$820	$1.02	44d	1	0.40mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	24d	1	0.40mi
429 Lovisa St Akron, OH	1.0	1.0	600	$900	$1.50	44d	1	0.41mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	44d	1	0.42mi
421 Allyn St Unit 2 Akron, OH	3.0	1.0	743	$850	$1.14	44d	1	0.45mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	22d	1	0.50mi
437 Sumner St Apt P Akron, OH	3.0	1.5	600	$750	$1.25	24d	1	0.50mi
437 Sumner St Apt A Akron, OH	3.0	1.5	750	$1,200	$1.60	24d	1	0.50mi
437 Sumner St Apt T Akron, OH	3.0	1.5	600	$960	$1.60	24d	1	0.50mi
437 Sumner St Apt R Akron, OH	2.0	1.5	600	$500	$0.83	24d	1	0.51mi
437 Sumner St Apt D Akron, OH	2.0	1.5	750	$900	$1.20	24d	1	0.51mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	24d	1	0.53mi
472 Sumner St Apt 3 Akron, OH	1.0	1.0	600	$850	$1.42	24d	1	0.54mi
470 Sumner St Unit 2 Akron, OH	2.0	1.0	560	$900	$1.61	24d	1	0.54mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$875	$1.05	15d	3	0.55mi
505 Rentschler St Unit Down Akron, OH	2.0	1.0	825	$850	$1.03	15d	1	0.55mi
590 E Buchtel Ave Akron, OH	1.0	1.0	600	$679	$1.13	44d	1	0.56mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	24d	1	0.56mi
545 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	900	$1,300	$1.44	44d	1	0.56mi
545 E Buchtel Ave Apt 3 Akron, OH	1.0	1.0	700	$1,200	$1.71	24d	1	0.56mi
801 E Exchange St Akron, OH	2.0	1.0	850	$925	$1.09	24d	1	0.56mi
195 Wheeler St Apt 301 Akron, OH	2.0	1.0	600	$750	$1.25	44d	1	0.57mi
195 Wheeler St Apt 104 Akron, OH	1.0	1.0	600	$700	$1.17	44d	1	0.57mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	0.59mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	0.59mi
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	15d	1	0.61mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,200	$1.46	15d	14	0.63mi
797 E Market St Apt 209 Akron, OH	1.0	1.0	600	$1,350	$2.25	24d	1	0.75mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	24d	1	0.75mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	44d	1	0.84mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	15d	1	0.84mi

Listing history 8 events

1. 2026-05-13
   status Pending 514-char remark

   Show marketing remark (514 chars)

   Investment opportunity to own six units all centralized around a common parking lot within walking distance to the University of Akron. The portfolio consists of 2 SFR homes, 4 duplexes and 2 residential lots. The addresses are 529-543 Gage St. 531 Gage St is a single family residence that is currently vacant. 2026 AMHA payment standard for this zip code is $1598. Owner is responsible for the community monthly charges for yard care ($120) and trash ($147.45). Pictures are prior to previous tenant's occupancy.

2. 2026-04-20
   listed $99,000 Active 514-char remark

   Show marketing remark (514 chars)

   Investment opportunity to own six units all centralized around a common parking lot within walking distance to the University of Akron. The portfolio consists of 2 SFR homes, 4 duplexes and 2 residential lots. The addresses are 529-543 Gage St. 531 Gage St is a single family residence that is currently vacant. 2026 AMHA payment standard for this zip code is $1598. Owner is responsible for the community monthly charges for yard care ($120) and trash ($147.45). Pictures are prior to previous tenant's occupancy.

3. 2021-10-28
   soldstatus $66,000 Closed 106-char remark

   Show marketing remark (106 chars)

   Must be sold with 529, 531, 533, 535, 539, 543 Gage- package deal due to overlapping driveways and parking

4. 2021-08-17
   status Pending 106-char remark

   Show marketing remark (106 chars)

   Must be sold with 529, 531, 533, 535, 539, 543 Gage- package deal due to overlapping driveways and parking

5. 2021-08-11
   status Active 106-char remark

   Show marketing remark (106 chars)

   Must be sold with 529, 531, 533, 535, 539, 543 Gage- package deal due to overlapping driveways and parking

6. 2021-03-29
   listed $85,000 106-char remark

   Show marketing remark (106 chars)

   Must be sold with 529, 531, 533, 535, 539, 543 Gage- package deal due to overlapping driveways and parking

7. 2021-03-29
   historical 106-char remark

   Show marketing remark (106 chars)

   Must be sold with 529, 531, 533, 535, 539, 543 Gage- package deal due to overlapping driveways and parking

8. 1994-02-24
   soldstatus $41,700

ⓘ 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: $1,894 · $158/mo
• Projected year-2 tax: $1,894 · $158/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 7/10 Severe FEMA zone X (unshaded) · 77% 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: $12,002
• − Mortgage interest: −$5,546
• − Property taxes: −$1,894
• − Insurance: −$1,162
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,880
• Taxable loss: −$1,399
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $532/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): 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

+137.4% since first listed

8 events — show timeline

• 2026-05-13 Pending — MLSNOW
• 2026-04-20 Listed $99,000 MLSNOW
• 2021-10-28 Sold (MLS) $66,000 MLSNOW
• 2021-08-17 Pending — MLSNOW
• 2021-08-11 Relisted — MLSNOW
• 2021-03-29 Listing Removed — MLSNOW
• 2021-03-29 Listed $85,000 MLSNOW
• 1994-02-24 Sold (Public Records) $41,700 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,894 · -2.4% YoY. Source: county tax records.