750 Brown St · Akron, OH 44311

$105,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 38 Days on market

Built 1920 3,998 sqft lot $101/sqft · 55% above area Est $85k · 24% over

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Why this score? — see what drove the D+ 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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Updated colonial home featuring 3 bedrooms and 1 full bath. The first floor offers new laminate flooring, while the second floor has brand new carpet. The finished attic provides additional living space and can be used as a 4th bedroom, office, or flex space. The home also includes an updated kitchen, a dining room, a completely renovated bathroom, and a new furnace. Enjoy a covered front porch, back deck, and a full basement for extra storage. Move-in ready with many recent updates throughout.

Key facts

• New furnace
• Finished attic
• Updated kitchen

Tags

• NEW LAMINATE FLOORING
• BRAND NEW CARPET
• FINISHED ATTIC
• UPDATED KITCHEN
• COMPLETELY RENOVATED BATHROOM
• NEW FURNACE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Two-story home; Updated/remodeled condition; Vinyl siding; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt/fiberglass roof; Built per public records (year built from public records)
• Exterior features: Deck; Front porch

Interior

• Kitchen: First-floor kitchen with laminate flooring
• Bedrooms: Second-floor bedrooms with carpeted floors; Third-floor bedroom with carpeted floor (large loft/bedroom space)
• Flooring: Carpet and laminate flooring throughout
• Bathrooms: One full bathroom on the second floor with laminate flooring
• Heating & cooling: Forced-air gas heating
• Interior features: Full unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Market conditions: 54 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $1,183/mo this rent would consume 58% of the median local household income ($24k/yr) (locally 659% 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 $726 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $35k; list at $105k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $84,688
• List price: $105,000
• Delta: 23.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
791 Allyn St	0.19mi	3/1.0	992 (-5%)	4mo	$85,000	$86	81
370 E Thornton St	0.33mi	3/1.0	1,015 (-2%)	6mo	$75,500	$74	76
1100 Beardsley St	0.67mi	3/1.0	1,075 (+3%)	2mo	$107,000	$100	61
685 Brown St	0.12mi	4/1.0 (+1)	899 (-14%)	8mo	$90,000	$100	60
835 Inman St	0.65mi	3/1.0	1,079 (+4%)	5mo	$81,000	$75	59
848 Kling St	0.18mi	4/2.5 (+1)	1,160 (+12%)	5mo	$110,000	$95	58
920 Rowe St	0.69mi	2/1.0 (-1)	1,056 (+2%)	4mo	$89,000	$84	57
807 Baird St	0.59mi	3/1.0	1,128 (+8%)	4mo	$55,000	$49	55
381 Bethwayne Ct	0.39mi	4/1.0 (+1)	1,152 (+11%)	8mo	$70,000	$61	52
314 Sterling Ct	0.58mi	4/1.0 (+1)	1,112 (+7%)	9mo	$101,000	$91	49
823 Merton Ave	0.72mi	3/2.0	1,118 (+8%)	7mo	$139,900	$125	44
1025 Coventry St	0.63mi	3/1.5	1,186 (+14%)	6mo	$79,300	$67	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-3,771
• Equity at exit: $15,656

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $13,820
• Equity at exit: $9,078

Cash invested: $29,400 (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 44311

• Home prices YoY: -28.4%
• Active inventory: 54
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,183 high
• Mortgage (P&I): −$551
• Tax from tax record: −$132 /mo · $1,587/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $208

Break-even live

Break-even rent $920

Max offer price $105,000

Occupancy floor 77%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	43d	1	0.06mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	21d	1	0.18mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	0.23mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	23d	1	0.24mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.26mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	0.38mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	43d	1	0.40mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	43d	1	0.41mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	43d	1	0.44mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	43d	1	0.45mi
393 Cross St Unit 393 Akron, OH	2.0	1.0	864	$775	$0.90	43d	1	0.47mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	23d	1	0.49mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	43d	1	0.51mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	23d	1	0.52mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	23d	1	0.52mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	14d	14	0.53mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	23d	1	0.53mi
467 Spicer St Akron, OH	2.0	1.0	800	$915	$1.14	23d	1	0.53mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	43d	1	0.54mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	43d	1	0.55mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	43d	1	0.56mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	43d	1	0.62mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	43d	1	0.63mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	43d	1	0.63mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	43d	1	0.65mi
505 Rentschler St Unit Down Akron, OH	2.0	1.0	825	$850	$1.03	14d	1	0.66mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	0.68mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	43d	1	0.69mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	43d	1	0.71mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	14d	1	0.72mi
421 Allyn St Unit 2 Akron, OH	3.0	1.0	743	$850	$1.14	43d	1	0.72mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	43d	1	0.73mi
437 Sumner St Apt A Akron, OH	3.0	1.5	750	$1,200	$1.60	23d	1	0.73mi
437 Sumner St Apt D Akron, OH	2.0	1.5	750	$900	$1.20	23d	1	0.73mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	43d	1	0.74mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,085	$1.30	14d	3	0.80mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.85mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	43d	1	0.88mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	43d	1	0.92mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	43d	1	0.95mi

Listing history 23 events

1. 2026-06-18
   days on market $105,000 Active 38 DOM
2. 2026-06-17
   days on market $105,000 Active 37 DOM
3. 2026-06-16
   days on market $105,000 Active 36 DOM
4. 2026-06-15
   days on market $105,000 Active 35 DOM
5. 2026-06-14
   days on market $105,000 Active 33 DOM
6. 2026-06-13
   days on market $105,000 Active 32 DOM
7. 2026-06-10
   days on market $105,000 Active 30 DOM
8. 2026-06-09
   days on market $105,000 Active 29 DOM
9. 2026-06-08
   days on market $105,000 Active 28 DOM
10. 2026-06-07
    days on market $105,000 Active 27 DOM
11. 2026-06-05
    days on market $105,000 Active 24 DOM
12. 2026-06-03
    days on market $105,000 Active 23 DOM
13. 2026-06-02
    days on market $105,000 Active 22 DOM
14. 2026-06-01
    days on market $105,000 Active 21 DOM
15. 2026-05-31
    days on market $105,000 Active 20 DOM
16. 2026-05-31
    days on market $105,000 Active 19 DOM
17. 2026-05-08
    listed $105,000 Active 499-char remark
18. 2026-04-24
    historical
19. 2026-03-04
    listed $114,500 Active
20. 2025-06-10
    soldstatus $35,000
21. 2011-05-10
    soldstatus $1,298,000
22. 2004-07-26
    soldstatus $32,000
23. 1988-10-19
    soldstatus $17,000

ⓘ 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: $1,587 · $132/mo
• Projected year-2 tax: $1,612 · $134/mo
• Expected delta: +$26/yr (+$2/mo · 1.6%)

ⓘ 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 ≥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: $14,191
• − Mortgage interest: −$5,882
• − Property taxes: −$1,587
• − Insurance: −$525
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,055
• Taxable income: $873
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $2,282/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): 7,547
• Household income: $24,369
• Rent vs Own: 83.0% rent · 17.0% own
• Severe rent burden: 659.0

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 0.60)
• Race & ethnicity: White 53% Black 35% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, Vietnam, Philippines
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 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: ▼ -39.01%
• Current HPI: 98.3809
• 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

+517.6% since first listed

7 events — show timeline

• 2026-05-08 Listed $105,000 MLSNOW
• 2026-04-24 Listing Removed — MLSNOW
• 2026-03-04 Listed $114,500 MLSNOW
• 2025-06-10 Sold (Public Records) $35,000 Public Records
• 2011-05-10 Sold (Public Records) $1,298,000 Public Records
• 2004-07-26 Sold (Public Records) $32,000 Public Records
• 1988-10-19 Sold (Public Records) $17,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,587 · +175.3% YoY. Source: county tax records.