645-647 Van Everett Ave · Akron, OH 44306

$149,900

4 bd · 2.0 ba · 1,440 sqft · MultiFamily public records · 44 Days on market

Built 1965 4,804 sqft lot $104/sqft · 21% above area Est $124k · 21% 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.0/10.0
• 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

645-647 Van Everett Ave offers a solid opportunity for an investor or owner-occupant looking to build equity and add value over time. This side-by-side ranch duplex features two 2-bedroom, 1-bath units with separate entrances, separate utilities, and full basements with laundry hookups for each side. Both units are currently occupied on month-to-month leases, providing immediate income with flexibility for future plans. Current rents are $800 and $700 per month, with tenants paying all utilities. The property offers a functional layout with spacious living rooms, eat-in kitchens, and private bedroom areas. While the duplex has been occupied and maintained over the years, there is clear oppo

Key facts

• Functional layout
• Separate entrances
• Laundry hookups

Tags

• SIDE BY SIDE RANCH DUPLEX
• SEPARATE ENTRANCES
• FULL BASEMENTS
• LAUNDRY HOOKUPS
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING ROOMS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive. Per door: $219/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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); 71 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $1,798/mo this rent would consume 52% 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 $1k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $56k; list at $150k implies a 168% gain — meaningful room to come down on a strong offer.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1965 — 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: 1.20% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (median comp): $124,240
• List price: $149,900
• Delta: 20.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1143 Santee Ave	0.08mi	4/2.0	1,431 (-1%)	14mo	$125,000	$87	84
970 Concord Ave	0.30mi	4/2.0	1,440 (0%)	17mo	$161,000	$112	72
1196-1198 Welton Ave	0.31mi	4/2.0	1,440 (0%)	21mo	$139,900	$97	68
969-971 Reed Ave	0.63mi	4/2.0	1,488 (+3%)	10mo	$105,000	$71	57

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: 7.2%
• Equity multiple: 1.29×
• Total profit: $12,359
• Equity at exit: $22,351

10-year hold

• IRR: 20.1%
• Equity multiple: 3.05×
• Total profit: $86,240
• Equity at exit: $12,961

Cash invested: $41,972 (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: 71
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$786
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $438

Break-even live

Break-even rent $1,244

Max offer price $149,900

Occupancy floor 71%

Sensitivity live

Price	-10% $523	-5% $480	+0% $438	+5% $395	+10% $353
Rent	-10% $296	-5% $367	+0% $438	+5% $509	+10% $580
Rate	-1.0pp $513	-0.5pp $476	base $438	+0.5pp $399	+1.0pp $360

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,798
Total (2 units)			$1,798

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	45d	1	0.19mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	15d	1	0.40mi
497 Lucy St Akron, OH	4.0	1.0	1600	$1,500	$0.94	45d	1	0.46mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	45d	1	0.48mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	24d	1	0.49mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	45d	1	0.52mi
1125 Georgia Ave Akron, OH	3.0	1.0	1060	$1,300	$1.23	15d	1	0.59mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	0.64mi
1078 Lindsay Ave Akron, OH	3.0	2.0	1005	$1,350	$1.34	45d	1	0.69mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$1,429	$1.25	15d	1	0.74mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	24d	1	0.78mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	24d	1	0.84mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	15d	1	0.91mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	45d	1	0.96mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	24d	1	0.98mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	45d	1	1.00mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	45d	1	1.00mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	45d	1	1.01mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	45d	1	1.03mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	45d	1	1.03mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	45d	1	1.06mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	45d	1	1.08mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	45d	1	1.17mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	24d	1	1.19mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	24d	1	1.20mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	45d	1	1.26mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	45d	1	1.28mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	1.28mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	45d	1	1.28mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	45d	1	1.32mi
1297 Pondview Ave Akron, OH	4.0	1.0	1373	$1,450	$1.06	24d	1	1.36mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	45d	1	1.37mi
373 N Firestone Blvd Akron, OH	4.0	1.5	1590	$1,550	$0.97	45d	1	1.42mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	45d	1	1.44mi
768 Beardsley St Akron, OH	5.0	1.5	1714	$1,500	$0.88	15d	1	1.45mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	24d	1	1.48mi
1395 Goodyear Blvd Akron, OH	3.0	1.5	1542	$1,450	$0.94	45d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $149,900 Active 44 DOM
2. 2026-06-18
   days on market $149,900 Active 41 DOM
3. 2026-06-17
   days on market $149,900 Active 40 DOM
4. 2026-06-16
   days on market $149,900 Active 39 DOM
5. 2026-06-15
   days on market $149,900 Active 38 DOM
6. 2026-06-14
   days on market $149,900 Active 36 DOM
7. 2026-06-13
   pricedays on market $149,900 Active 35 DOM
8. 2026-06-10
   days on market $155,000 Active 33 DOM
9. 2026-06-09
   days on market $155,000 Active 32 DOM
10. 2026-06-08
    days on market $155,000 Active 31 DOM
11. 2026-06-07
    days on market $155,000 Active 30 DOM
12. 2026-06-05
    days on market $155,000 Active 27 DOM
13. 2026-06-03
    days on market $155,000 Active 26 DOM
14. 2026-06-02
    days on market $155,000 Active 25 DOM
15. 2026-06-01
    days on market $155,000 Active 24 DOM
16. 2026-05-31
    days on market $155,000 Active 23 DOM
17. 2026-05-31
    days on market $155,000 Active 22 DOM
18. 2026-05-08
    listed $155,000 Active 1278-char remark
19. 2004-07-29
    soldstatus $56,000
20. 2004-07-29
    soldstatus $56,000
21. 2004-07-14
    historical
22. 2004-04-07
    listed $54,900

ⓘ 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: $1,608 · $134/mo
• Projected year-2 tax: $1,973 · $164/mo
• Expected delta: +$365/yr (+$30/mo · 22.7%)

ⓘ 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 · 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: $21,576
• − Mortgage interest: −$8,397
• − Property taxes: −$1,608
• − Insurance: −$750
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$4,361
• Taxable income: $3,009
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $4,532/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): 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

+173.0% since first listed

6 events — show timeline

• 2026-06-10 Price Changed $149,900 MLSNOW
• 2026-05-08 Listed $155,000 MLSNOW
• 2004-07-29 Sold (Public Records) $56,000 Public Records
• 2004-07-29 Sold (Public Records) $56,000 Public Records
• 2004-07-14 Listing Removed — MLSNOW
• 2004-04-07 Listed $54,900 MLSNOW

Property tax history

+3.1%/yr

Latest (2025): $1,608 · -19.0% YoY. Source: county tax records.