539 E Cuyahoga Falls Ave · Akron, OH 44310

$374,880

28 bd · 16.0 ba · 4,860 sqft · MultiFamily public records · 115 Days on market

Built 1927 5,558 sqft lot

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Well-maintained all-brick quadruplex in Akron, Ohio featuring a strong unit mix of three 2-bedroom units and one 1-bedroom unit. Two 2-bed units are rented at $900/month, the 1-bed rents for $875/month (month-to-month), and one 2-bed unit is currently vacant and being marketed for rent—offering immediate upside potential. Property includes numerous capital improvements and separate gas and electric meters (tenants pay), with owner responsible for water, sewer, trash, and common electric. Solid cash-flowing asset with flexibility for rent growth and lease stabilization.

Key facts

• 5,558 sq ft lot
• 3 garage spots
• Built 1927

What this means for you Summary

Snapshot

• This is a 3×2bd/1ba + 1×1bd/1ba units multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $963 ($12k/yr) — positive. Per door: $241/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $341k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; lower-income renter base — watch delinquency; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $4,330/mo this rent would consume 127% 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 $3k of loan paydown is wiped out by about $11k 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 $105k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $314k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $341,140 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1927 — 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: 1.16% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 7.2

CMA / ARV

• ARV (median comp): $120,496
• List price: $374,880
• Delta: 211.11%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $8,653
• Equity at exit: $55,896

10-year hold

• IRR: 13.3%
• Equity multiple: 2.15×
• Total profit: $120,839
• Equity at exit: $32,413

Cash invested: $104,966 (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: 27.5×

Monthly cashflow live

• Estimated rent: $4,330 high
• Mortgage (P&I): −$1,966
• Tax from tax record: −$335 /mo · $4,025/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$909
• Net cashflow: $963

Break-even live

Break-even rent $3,111

Max offer price $374,880

Occupancy floor 73%

Sensitivity live

Price	-10% $1,175	-5% $1,069	+0% $963	+5% $857	+10% $751
Rent	-10% $621	-5% $792	+0% $963	+5% $1,134	+10% $1,305
Rate	-1.0pp $1,152	-0.5pp $1,058	base $963	+0.5pp $866	+1.0pp $767

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,414
1× unit	1	1	$916
Total (4 units)			$4,330

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: $93,720
• Closing costs: $11,246
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $374,880 Active 115 DOM
2. 2026-06-17
   days on market $374,880 Active 114 DOM
3. 2026-06-16
   days on market $374,880 Active 113 DOM
4. 2026-06-15
   days on market $374,880 Active 112 DOM
5. 2026-06-14
   days on market $374,880 Active 110 DOM
6. 2026-06-13
   days on market $374,880 Active 109 DOM
7. 2026-06-10
   days on market $374,880 Active 107 DOM
8. 2026-06-09
   days on market $374,880 Active 106 DOM
9. 2026-06-08
   days on market $374,880 Active 105 DOM
10. 2026-06-07
    days on market $374,880 Active 104 DOM
11. 2026-06-05
    days on market $374,880 Active 101 DOM
12. 2026-06-03
    days on market $374,880 Active 100 DOM
13. 2026-06-02
    days on market $374,880 Active 99 DOM
14. 2026-06-01
    days on market $374,880 Active 98 DOM
15. 2026-05-31
    days on market $374,880 Active 97 DOM
16. 2026-05-31
    days on market $374,880 Active 96 DOM
17. 2026-04-27
    price $377,450 581-char remark

    Show marketing remark (581 chars)

    Well-maintained all-brick quadruplex in Akron, Ohio featuring a strong unit mix of three 2-bedroom units and one 1-bedroom unit. Two 2-bed units are rented at $900/month, the 1-bed rents for $875/month (month-to-month), and one 2-bed unit is currently vacant and being marketed for rent—offering immediate upside potential. Property includes numerous capital improvements and separate gas and electric meters (tenants pay), with owner responsible for water, sewer, trash, and common electric. Solid cash-flowing asset with flexibility for rent growth and lease stabilization.

18. 2026-04-06
    price $386,990 581-char remark

    Show marketing remark (581 chars)

    Well-maintained all-brick quadruplex in Akron, Ohio featuring a strong unit mix of three 2-bedroom units and one 1-bedroom unit. Two 2-bed units are rented at $900/month, the 1-bed rents for $875/month (month-to-month), and one 2-bed unit is currently vacant and being marketed for rent—offering immediate upside potential. Property includes numerous capital improvements and separate gas and electric meters (tenants pay), with owner responsible for water, sewer, trash, and common electric. Solid cash-flowing asset with flexibility for rent growth and lease stabilization.

19. 2026-03-23
    price $387,990 581-char remark

    Show marketing remark (581 chars)

    Well-maintained all-brick quadruplex in Akron, Ohio featuring a strong unit mix of three 2-bedroom units and one 1-bedroom unit. Two 2-bed units are rented at $900/month, the 1-bed rents for $875/month (month-to-month), and one 2-bed unit is currently vacant and being marketed for rent—offering immediate upside potential. Property includes numerous capital improvements and separate gas and electric meters (tenants pay), with owner responsible for water, sewer, trash, and common electric. Solid cash-flowing asset with flexibility for rent growth and lease stabilization.

20. 2026-03-05
    price $388,990 581-char remark

    Show marketing remark (581 chars)

    Well-maintained all-brick quadruplex in Akron, Ohio featuring a strong unit mix of three 2-bedroom units and one 1-bedroom unit. Two 2-bed units are rented at $900/month, the 1-bed rents for $875/month (month-to-month), and one 2-bed unit is currently vacant and being marketed for rent—offering immediate upside potential. Property includes numerous capital improvements and separate gas and electric meters (tenants pay), with owner responsible for water, sewer, trash, and common electric. Solid cash-flowing asset with flexibility for rent growth and lease stabilization.

21. 2026-02-23
    listed $391,990 Active 581-char remark

    Show marketing remark (581 chars)

    Well-maintained all-brick quadruplex in Akron, Ohio featuring a strong unit mix of three 2-bedroom units and one 1-bedroom unit. Two 2-bed units are rented at $900/month, the 1-bed rents for $875/month (month-to-month), and one 2-bed unit is currently vacant and being marketed for rent—offering immediate upside potential. Property includes numerous capital improvements and separate gas and electric meters (tenants pay), with owner responsible for water, sewer, trash, and common electric. Solid cash-flowing asset with flexibility for rent growth and lease stabilization.

22. 2025-12-15
    historical
23. 2025-10-20
    listed $418,000 Active
24. 2024-08-03
    historical $1,100
25. 2024-07-31
    listed $1,100
26. 2024-07-31
    soldstatus $313,500
27. 2024-07-30
    soldstatus $313,500 Closed
28. 2024-07-10
    status Pending
29. 2024-06-22
    listed $365,000 Active
30. 2023-06-02
    soldstatus $330,000 Closed
31. 2023-05-17
    status Pending
32. 2023-03-15
    listed $359,000 Active
33. 2005-05-31
    soldstatus $138,000

ⓘ 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: $4,025 · $335/mo
• Projected year-2 tax: $4,937 · $411/mo
• Expected delta: +$911/yr (+$76/mo · 22.6%)

ⓘ 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 · 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: $51,960
• − Mortgage interest: −$20,999
• − Property taxes: −$4,025
• − Insurance: −$1,874
• − Repairs & maintenance: −$4,157
• − Management: −$4,157
• − Depreciation: −$10,906
• Taxable income: $5,842
• Est. tax owed @ 24.0%: −$1,402
• After-tax cash flow: $10,156/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

+173.5% since first listed

17 events — show timeline

• 2026-04-27 Price Changed $377,450 MLSNOW
• 2026-04-06 Price Changed $386,990 MLSNOW
• 2026-03-23 Price Changed $387,990 MLSNOW
• 2026-03-05 Price Changed $388,990 MLSNOW
• 2026-02-23 Listed $391,990 MLSNOW
• 2025-12-15 Listing Removed — MLSNOW
• 2025-10-20 Listed $418,000 MLSNOW
• 2024-08-03 Rental Removed $1,100 RENTEC
• 2024-07-31 Listed for Rent $1,100 RENTEC
• 2024-07-31 Sold (Public Records) $313,500 Public Records
• 2024-07-30 Sold (MLS) $313,500 MLSNOW
• 2024-07-10 Pending — MLSNOW
• 2024-06-22 Listed $365,000 MLSNOW
• 2023-06-02 Sold (MLS) $330,000 MLSNOW
• 2023-05-17 Pending — MLSNOW
• 2023-03-15 Listed $359,000 MLSNOW
• 2005-05-31 Sold (Public Records) $138,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $4,025 · +0.7% YoY. Source: county tax records.