56 Vesper St · Akron, OH 44310

$109,900

4 bd · 2.0 ba · 1,709 sqft · MultiFamily public records · 2 Days on market

Built 1914 5,000 sqft lot Est $99k · 11% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• 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

Great Investment! Separate Gas & Electric. Downstairs unit rents month to month for $300.00 a month. Upper unit vacated to sell. Upper unit carpet and kitchen updated-2004. Roof shingles-2002, Exterior painted 2004.

Key facts

• Turnkey duplex
• Full basement
• Off-street parking

Tags

• TURNKEY DUPLEX
• FULLY OCCUPIED DUPLEX
• OFF-STREET PARKING
• PARTIALLY FENCED YARD
• FULL BASEMENT

Property features AI

Finance

• Financial info: Annual tax amount reported (2025)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story house; Above-grade finished area approximately 1,709 (source: Realist)
• Construction: Aluminum and vinyl siding; Asphalt roof; Built per public records
• Exterior features: Partial fenced yard

Interior

• Bedrooms: Total rooms: 10
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Gas forced-air heating
• Interior features: Full unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive. Per door: $451/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 16.1% 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 (+4.8%/yr); 86 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2,059/mo this rent would consume 60% of the median local household income ($41k/yr) (locally 2058% 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 $760 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 + 4.8% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 31y 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 $109,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.87% ✓
• Cap rate: 16.13%
• Cash-on-cash: 35.14%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $99,122
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
369 Cuyahoga St	0.24mi	4/2.0	1,740 (+2%)	9mo	$101,400	$58	78
594 Blaine Ave	0.26mi	4/2.0	1,952 (+14%)	2mo	$157,000	$80	63
38 Uhler Ave	0.43mi	4/3.0	1,833 (+7%)	4mo	$75,000	$41	60
588 Elma St	0.38mi	3/2.0 (-1)	1,824 (+7%)	18mo	$165,900	$91	52
289 E Glenwood Ave	0.68mi	5/2.0 (+1)	1,904 (+11%)	11mo	$90,000	$47	36

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 2.41×
• Total profit: $43,438
• Equity at exit: $16,386

10-year hold

• IRR: 40.7%
• Equity multiple: 5.16×
• Total profit: $128,125
• Equity at exit: $9,502

Cash invested: $30,772 (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 44310

• Rents YoY: 4.8%
• Active inventory: 86
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$576
• Tax from tax record: −$103 /mo · $1,239/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $901

Break-even live

Break-even rent $918

Max offer price $109,900

Occupancy floor 51%

Sensitivity live

Price	-10% $963	-5% $932	+0% $901	+5% $870	+10% $839
Rent	-10% $739	-5% $820	+0% $901	+5% $983	+10% $1,064
Rate	-1.0pp $957	-0.5pp $929	base $901	+0.5pp $873	+1.0pp $844

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,060
Total (2 units)			$2,059

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 W York St Akron, OH	3.0	1.0	1178	$1,150	$0.98	21d	1	0.08mi
805 Carpenter St Akron, OH	3.0	1.0	1056	$1,100	$1.04	24d	1	0.45mi
570 Dayton St Akron, OH	3.0	1.0	1140	$1,350	$1.18	14d	1	0.48mi
835 Carlysle St Akron, OH	3.0	1.0	1152	$1,250	$1.09	44d	1	0.48mi
559 Dayton St Akron, OH	3.0	1.0	1200	$1,200	$1.00	44d	1	0.51mi
265 Cranz Pl Akron, OH	4.0	1.0	1376	$1,300	$0.94	44d	1	0.60mi
649 Patterson Ave Unit B Akron, OH	3.0	1.0	1200	$900	$0.75	44d	1	0.80mi
207 Crosby St Akron, OH	4.0	1.0	1200	$1,395	$1.16	44d	1	1.04mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	44d	1	1.09mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	14d	1	1.23mi
627 Crosby St Unit B Akron, OH	4.0	1.0	1200	$875	$0.73	44d	1	1.34mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	14d	1	1.37mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$2,985	$2.49	24d	4	1.37mi
1180 Murray Ave Akron, OH	3.0	2.0	1340	$1,175	$0.88	21d	1	1.38mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	44d	1	1.42mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	44d	1	1.43mi
1358 N Howard St Akron, OH	4.0	2.0	2100	$1,800	$0.86	14d	1	1.45mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	21d	1	1.48mi

Listing history 3 events

1. 2026-06-18
   days on market $109,900 Active 2 DOM
2. 2026-06-16
   remarks 687-char remark
3. 2026-06-16
   listed $109,900 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: $1,239 · $103/mo
• Projected year-2 tax: $1,477 · $123/mo
• Expected delta: +$237/yr (+$20/mo · 19.2%)

ⓘ 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 ≥97°F today · 16 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: $24,708
• − Mortgage interest: −$6,156
• − Property taxes: −$1,239
• − Insurance: −$550
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$3,197
• Taxable income: $9,613
• Est. tax owed @ 24.0%: −$2,307
• After-tax cash flow: $8,507/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): 25,496
• Household income: $41,066
• Rent vs Own: 60.7% rent · 39.3% own
• Severe rent burden: 2058.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 40% Black 25% Asian 20% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, India, Philippines
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 7% Other Asian/Pacific 6%

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: ▼ -194.41%
• Current HPI: 203.4431
• Rent YoY: ▲ 4.82%
• 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

+377.8% since first listed

10 events — show timeline

• 2026-06-16 Listed $109,900 MLSNOW
• 2025-09-04 Listing Removed — MLSNOW
• 2025-08-25 Listed $78,900 MLSNOW
• 2020-02-14 Sold (Public Records) $318,000 Public Records
• 2005-05-11 Sold (Public Records) $40,000 Public Records
• 2005-05-11 Sold (MLS) $40,000 MLSNOW
• 2004-09-08 Listed $44,900 MLSNOW
• 1995-12-12 Sold (Public Records) $40,500 Public Records
• 1995-04-29 Listed $44,900 MLSNOW
• 1989-06-08 Sold (Public Records) $23,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,239 · +0.1% YoY. Source: county tax records.