1365 East Ave · Akron, OH 44307

$85,000

3 bd · 1.5 ba · 1,358 sqft · MultiFamily public records · 108 Days on market

Built 1925 3,323 sqft lot Est $148k · 43% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

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

Listing remarks MLS

Investment opportunity! Two units! Bottom unit has been refigured to accommodate a two-bedroom layout. The bathroom subfloor has been replaced, and a new back door to the common basement has been installed. The owner will be responsible for paying all utilities. Seller financing will only be entertained with a much higher purchase price, a significant down payment, and interest. Please allow for 48 hours to schedule showings!

Key facts

• New back door
• Two bedroom layout
• 3,323 sq ft lot

Tags

• TWO BEDROOM LAYOUT
• NEW BACK DOOR

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive. Per door: $405/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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.
• Zoned schools: Helen Arnold Community Learning Center (math 12% / reading 22%, grade F, #1,337 of 1,584 statewide, top 86%, 231 students, 0% FRL); National Inventors Hall of Fame School Center For Stem (math 45% / reading 56%, grade C, #413 of 654 statewide, top 63%, 406 students, 0% FRL); Akron Early College High School (math 62% / reading 98%, grade A, #34 of 781 statewide, top 4%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 49% at this address vs 26% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Akron City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 42 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).

Forward outlook

• In year one you build about $421 of equity ($588 loan paydown + $-167 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 27y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $85k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1925 — 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: 2.07% ✓
• Cap rate: 17.72%
• Cash-on-cash: 40.82%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (median comp): $148,000
• List price: $85,000
• Delta: -42.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
677 Vernon Odom Blvd	0.68mi	3/2.0	1,384 (+2%)	6mo	$39,000	$28	58
779 & 781 Jason Ave	0.58mi	4/2.0 (+1)	1,440 (+6%)	1mo	$152,000	$106	55

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: 41.6%
• Equity multiple: 3.03×
• Total profit: $48,318
• Equity at exit: $23,850

10-year hold

• IRR: 44.8%
• Equity multiple: 5.99×
• Total profit: $118,832
• Equity at exit: $28,013

Cash invested: $23,800 (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 44307

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$446
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $810

Break-even live

Break-even rent $731

Max offer price $85,000

Occupancy floor 49%

Sensitivity live

Price	-10% $858	-5% $834	+0% $810	+5% $786	+10% $762
Rent	-10% $671	-5% $740	+0% $810	+5% $879	+10% $948
Rate	-1.0pp $852	-0.5pp $831	base $810	+0.5pp $788	+1.0pp $765

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$1,756
Total (2 units)			$1,756

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	45d	1	0.21mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	22d	1	0.25mi
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	45d	1	0.31mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	25d	1	0.31mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	45d	1	0.47mi
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	25d	1	0.51mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	45d	1	0.52mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	45d	1	0.54mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	45d	1	0.54mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	45d	1	0.67mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	22d	1	0.68mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	45d	1	0.78mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	45d	1	0.81mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	45d	1	0.93mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	15d	1	0.99mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	25d	1	1.01mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	45d	1	1.03mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	25d	1	1.05mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	25d	1	1.07mi
1090 Hartford Ave Akron, OH	4.0	1.0	1328	$1,125	$0.85	45d	1	1.11mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	25d	1	1.14mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	45d	1	1.15mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	15d	1	1.16mi
1328 Thurston St Unit 1328 Akron, OH	3.0	1.0	900	$925	$1.03	25d	1	1.17mi
1326 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	25d	1	1.17mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	25d	1	1.18mi
1331 Thurston St Unit 1326 Akron, OH	3.0	1.0	900	$925	$1.03	45d	1	1.20mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	45d	1	1.26mi
2139 18th St SW Akron, OH	2.0	1.0	992	$1,100	$1.11	45d	1	1.27mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	45d	1	1.27mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	15d	1	1.30mi
1161 Seward Ave Akron, OH	3.0	1.5	1000	$1,200	$1.20	15d	1	1.33mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	15d	1	1.36mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	45d	1	1.38mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	15d	1	1.40mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	15d	1	1.43mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	25d	1	1.43mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	15d	1	1.45mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	25d	1	1.47mi

Listing history 34 events

1. 2026-06-13
   statusdays on market $85,000 Pending 108 DOM
2. 2026-06-10
   days on market $85,000 Contingent 107 DOM
3. 2026-06-09
   days on market $85,000 Contingent 106 DOM
4. 2026-06-08
   days on market $85,000 Contingent 105 DOM
5. 2026-06-07
   days on market $85,000 Contingent 104 DOM
6. 2026-06-05
   days on market $85,000 Contingent 101 DOM
7. 2026-06-03
   days on market $85,000 Contingent 100 DOM
8. 2026-06-02
   days on market $85,000 Contingent 99 DOM
9. 2026-06-01
   days on market $85,000 Contingent 98 DOM
10. 2026-05-31
    days on market $85,000 Contingent 97 DOM
11. 2026-05-31
    days on market $85,000 Contingent 96 DOM
12. 2026-05-01
    price $85,000 430-char remark

    Show marketing remark (430 chars)

    Investment opportunity! Two units! Bottom unit has been refigured to accommodate a two-bedroom layout. The bathroom subfloor has been replaced, and a new back door to the common basement has been installed. The owner will be responsible for paying all utilities. Seller financing will only be entertained with a much higher purchase price, a significant down payment, and interest. Please allow for 48 hours to schedule showings!

13. 2026-02-20
    listed $90,000 Active 430-char remark

    Show marketing remark (430 chars)

    Investment opportunity! Two units! Bottom unit has been refigured to accommodate a two-bedroom layout. The bathroom subfloor has been replaced, and a new back door to the common basement has been installed. The owner will be responsible for paying all utilities. Seller financing will only be entertained with a much higher purchase price, a significant down payment, and interest. Please allow for 48 hours to schedule showings!

14. 2025-10-09
    historical
15. 2025-09-15
    price $114,900
16. 2025-08-25
    listed $119,000 Active
17. 2024-03-25
    historical
18. 2023-12-12
    price $105,000
19. 2023-12-06
    historical $800
20. 2023-11-18
    listed $800
21. 2023-11-16
    listed $115,000 Active
22. 2020-11-24
    soldstatus $41,300 Closed
23. 2020-10-15
    status Pending
24. 2020-06-29
    listed $48,000 Active
25. 2018-01-17
    historical
26. 2017-07-22
    listed $48,000 Active
27. 2013-08-12
    historical
28. 2013-02-12
    listed $50,000
29. 1999-10-25
    soldstatus $245,500
30. 1999-09-17
    listed $39,900
31. 1999-09-07
    listed $39,900
32. 1999-08-30
    historical
33. 1999-07-12
    listed $30,000
34. 1986-03-24
    soldstatus $10,000

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,242 · $103/mo
• Expected delta: +$84/yr (+$7/mo · 7.3%)

ⓘ 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 ≥96°F today · 16 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: $21,072
• − Mortgage interest: −$4,761
• − Property taxes: −$1,157
• − Insurance: −$425
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$2,473
• Taxable income: $8,884
• Est. tax owed @ 24.0%: −$2,132
• After-tax cash flow: $7,583/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

+750.0% since first listed

23 events — show timeline

• 2026-05-01 Price Changed $85,000 MLSNOW
• 2026-02-20 Listed $90,000 MLSNOW
• 2025-10-09 Listing Removed — MLSNOW
• 2025-09-15 Price Changed $114,900 MLSNOW
• 2025-08-25 Listed $119,000 MLSNOW
• 2024-03-25 Listing Removed — MLSNOW
• 2023-12-12 Price Changed $105,000 MLSNOW
• 2023-12-06 Rental Removed $800 YESMLS
• 2023-11-18 Listed for Rent $800 YESMLS
• 2023-11-16 Listed $115,000 MLSNOW
• 2020-11-24 Sold (MLS) $41,300 MLSNOW
• 2020-10-15 Pending — MLSNOW
• 2020-06-29 Listed $48,000 MLSNOW
• 2018-01-17 Listing Removed — MLSNOW
• 2017-07-22 Listed $48,000 MLSNOW
• 2013-08-12 Listing Removed — MLSNOW
• 2013-02-12 Listed $50,000 MLSNOW
• 1999-10-25 Sold (Public Records) $245,500 Public Records
• 1999-09-17 Listed $39,900 MLSNOW
• 1999-09-07 Listed $39,900 MLSNOW
• 1999-08-30 Listing Removed — MLSNOW
• 1999-07-12 Listed $30,000 MLSNOW
• 1986-03-24 Sold (Public Records) $10,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,157 · +0.1% YoY. Source: county tax records.