1012 Brown St · Akron, OH 44301

$106,900

4 bd · 2.0 ba · 1,293 sqft · SingleFamily public records · 8 Days on market

Built 1919 4,290 sqft lot Est $109k · 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 +29.3/30.0
• DSCR +10.0/10.0
• ARV discount +8.2/15.0
• 1% rule +8.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a Deal!!! Do not think twice about seeing this one. Large 3 story family home with lots of wonderful updates! Large covered front porch is great to enjoy your morning coffee and chat with the neighbors. Welcome into the spacious living room with brand new carpet and a charming decorative fireplace centerpiece. The very large dining room has an over-sized window bench and new waterproof laminate flooring! Kitchen is ALL NEW! Laminate flooring, new cabinets, counter top, sink and lighting. Don't miss the first floor full bathroom! The second floor offers 3 bedrooms all with fresh paint floor to ceiling and the new area rugs will stay. The second full bath has a shower tub combo. Up to the third floor and the 4th bedroom! Great space for a bedroom, office, playroom or temperature regulated storage. The entire interior has fresh paint! Furnace and A/C are BRAND NEW!!! This is an amazing spot for an owner occupant, investor rental property or a commercial business!

Key facts

• Built-in drawers
• Large dining room
• Brick fireplace

Tags

• BRICK FIREPLACE
• LARGE DINING ROOM
• BUILT-IN DRAWERS
• WHITE CABINETS
• GRAY COUNTERTOPS
• WALK-IN SHOWER

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Faces east
• Construction: Aluminum and vinyl siding; Asphalt/fiberglass roof; Block foundation; Built per public records
• Exterior features: Front porch; Chain link partial fencing

Interior

• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full unfinished basement; One fireplace
• Laundry & utility: Washer hookup in basement; Electric dryer hookup in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Cap rate 10.5% 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: Rents rising fast (+4.6%/yr); 85 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $739 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $80k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,900

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.05%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $108,612
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
885 Brown St	0.24mi	4/2.0	1,280 (-1%)	2mo	$93,500	$73	85
586 Morgan Ave	0.15mi	3/1.0 (-1)	1,276 (-1%)	3mo	$70,050	$55	80
1212 Tulip St	0.41mi	3/1.0 (-1)	1,236 (-4%)	2mo	$114,000	$92	63
485 E Archwood Ave	0.51mi	3/1.0 (-1)	1,204 (-7%)	1mo	$101,000	$84	55
521 E Archwood Ave	0.52mi	3/1.0 (-1)	1,216 (-6%)	2mo	$73,500	$60	55
390 Cole Ave	0.32mi	3/1.0 (-1)	1,104 (-15%)	2mo	$110,000	$100	50
1222 Lily St	0.41mi	3/1.0 (-1)	1,132 (-12%)	2mo	$107,000	$95	49
1281 Neptune Ave	0.63mi	3/2.0 (-1)	1,172 (-9%)	2mo	$120,000	$102	48
591 Hedden Ave	0.69mi	3/1.0 (-1)	1,224 (-5%)	2mo	$63,500	$52	48
831 Concord Ave	0.66mi	3/1.0 (-1)	1,202 (-7%)	3mo	$100,500	$84	46
1215 Sherman St	0.43mi	3/1.0 (-1)	1,100 (-15%)	2mo	$134,500	$122	44
884 Lovers Ln	0.70mi	3/1.0 (-1)	1,149 (-11%)	1mo	$90,000	$78	39

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.30×
• Total profit: $8,885
• Equity at exit: $15,939

10-year hold

• IRR: 18.1%
• Equity multiple: 2.61×
• Total profit: $48,290
• Equity at exit: $9,243

Cash invested: $29,932 (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 44301

• Home prices YoY: -25.7%
• Rents YoY: 4.6%
• Active inventory: 85
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$561
• Tax from tax record: −$114 /mo · $1,374/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $375

Break-even live

Break-even rent $911

Max offer price $106,900

Occupancy floor 68%

Sensitivity live

Price	-10% $436	-5% $406	+0% $375	+5% $345	+10% $315
Rent	-10% $266	-5% $321	+0% $375	+5% $430	+10% $485
Rate	-1.0pp $429	-0.5pp $402	base $375	+0.5pp $348	+1.0pp $319

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: $26,725
• Closing costs: $3,207
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	45d	1	0.02mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	45d	1	0.12mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	24d	1	0.17mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	45d	1	0.18mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	45d	1	0.19mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	45d	1	0.19mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	45d	1	0.20mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	45d	1	0.24mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	0.25mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	24d	1	0.25mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	45d	1	0.29mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	45d	1	0.42mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	15d	1	0.48mi
768 Beardsley St Akron, OH	5.0	1.5	1714	$1,500	$0.88	15d	1	0.53mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	45d	1	0.55mi
1289 Girard St Akron, OH	5.0	1.0	1119	$1,350	$1.21	45d	1	0.57mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	45d	1	0.64mi
373 N Firestone Blvd Akron, OH	4.0	1.5	1590	$1,550	$0.97	45d	1	0.66mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	24d	1	0.68mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	45d	1	0.69mi
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	45d	1	0.75mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	15d	1	0.77mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	24d	1	0.77mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	24d	1	0.78mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	24d	1	0.86mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	45d	1	0.87mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	45d	1	0.90mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	45d	1	0.92mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	45d	1	0.93mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,600	$1.94	15d	14	0.94mi
78 E Mapledale Ave Akron, OH	4.0	1.5	1600	$1,500	$0.94	15d	1	0.95mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	24d	1	0.97mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	45d	1	0.97mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	15d	1	1.00mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	45d	1	1.00mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	24d	1	1.00mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	24d	1	1.01mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	45d	1	1.01mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	45d	1	1.02mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	45d	1	1.03mi

Listing history 8 events

1. 2026-06-21
   statusdays on market $106,900 Pending 8 DOM
2. 2026-06-18
   days on market $106,900 Active 7 DOM
3. 2026-06-17
   days on market $106,900 Active 6 DOM
4. 2026-06-16
   days on market $106,900 Active 5 DOM
5. 2026-06-15
   days on market $106,900 Active 4 DOM
6. 2026-06-14
   days on market $106,900 Active 2 DOM
7. 2026-06-13
   remarks 693-char remark
8. 2026-06-13
   listed $106,900 Active 1 DOM

ⓘ 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: $1,374 · $114/mo
• Projected year-2 tax: $1,521 · $127/mo
• Expected delta: +$147/yr (+$12/mo · 10.7%)

ⓘ 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: $16,631
• − Mortgage interest: −$5,988
• − Property taxes: −$1,374
• − Insurance: −$534
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$3,110
• Taxable income: $2,964
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $3,792/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): 13,668
• Household income: $51,321
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 446.0

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 0.63)
• Race & ethnicity: White 52% Black 30% Two or more races 11% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -74.09%
• Current HPI: 213.697
• Rent YoY: ▲ 4.62%
• 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

+257.5% since first listed

7 events — show timeline

• 2026-06-11 Listed $106,900 MLSNOW
• 2023-06-08 Sold (MLS) $79,500 MLSNOW
• 2023-05-30 Pending — MLSNOW
• 2023-05-06 Contingent — MLSNOW
• 2023-05-02 Listed $64,900 MLSNOW
• 2012-06-28 Listing Removed — MLSNOW
• 2012-05-28 Listed $29,900 MLSNOW

Property tax history

-0.2%/yr

Latest (2025): $1,374 · +0.2% YoY. Source: county tax records.