1208-1210 Bellows St · Akron, OH 44301

$150,000

4 bd · 2.0 ba · 1,176 sqft · MultiFamily · 59 Days on market

Built 1960 Good condition 5,445 sqft lot $128/sqft · 86% above area

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• 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

This duplex in the Firestone Park neighborhood has been well maintained and each unit features 2 bedrooms and 1 bath, completely remodeled in 2021. Conveniently situated near schools, shopping, and public transportation making it attractive to tenants. Perfect opportunity for investors seeking a turnkey property with an opportunity for AMHA or month to month tenants, both units are vacant. Live in one side, rent the other. A lot of possibilities here. AMHA Section 8 inspected.

Key facts

• 5,445 sq ft lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive. Per door: $206/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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); 83 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 43% 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 $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 + 4.6% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1960 — 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: 1.22% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.78%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $80,596
• List price: $150,000
• Delta: 86.11%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220 Moore St	0.31mi	4/2.0	1,188 (+1%)	9mo	$79,000	$66	76

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $5,015
• Equity at exit: $22,365

10-year hold

• IRR: 14.1%
• Equity multiple: 2.22×
• Total profit: $51,172
• Equity at exit: $12,969

Cash invested: $42,000 (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: 83
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,834 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $412

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,834
Total (2 units)			$1,834

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.12mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	43d	1	0.17mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	43d	1	0.18mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	23d	1	0.20mi
1289 Girard St Akron, OH	5.0	1.0	1119	$1,350	$1.21	43d	1	0.20mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	43d	1	0.29mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	43d	1	0.33mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	43d	1	0.40mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	43d	1	0.48mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	43d	1	0.62mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	43d	1	0.65mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	43d	1	0.67mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.68mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	43d	1	0.69mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	43d	1	0.69mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	23d	1	0.74mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	0.75mi
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	14d	1	0.83mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	43d	1	0.87mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	43d	1	1.00mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	23d	1	1.01mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	21d	1	1.04mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	23d	1	1.07mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,600	$1.94	14d	14	1.16mi
764 Lindsay Ave Akron, OH	3.0	1.0	1000	$1,295	$1.29	14d	1	1.21mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	43d	1	1.26mi
902 Cole Ave Akron, OH	3.0	1.0	984	$1,050	$1.07	14d	1	1.28mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	1.28mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	23d	1	1.32mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	1.33mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	14d	1	1.36mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$1,429	$1.25	14d	1	1.37mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	23d	1	1.40mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	23d	1	1.41mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	43d	1	1.44mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	43d	1	1.46mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	43d	1	1.47mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	1.49mi
437 Sumner St Apt A Akron, OH	3.0	1.5	750	$1,200	$1.60	23d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $150,000 Active 59 DOM
2. 2026-06-17
   days on market $150,000 Active 58 DOM
3. 2026-06-16
   days on market $150,000 Active 57 DOM
4. 2026-06-15
   days on market $150,000 Active 56 DOM
5. 2026-06-14
   days on market $150,000 Active 54 DOM
6. 2026-06-13
   days on market $150,000 Active 53 DOM
7. 2026-06-10
   days on market $150,000 Active 51 DOM
8. 2026-06-09
   days on market $150,000 Active 50 DOM
9. 2026-06-08
   days on market $150,000 Active 49 DOM
10. 2026-06-07
    days on market $150,000 Active 48 DOM
11. 2026-06-05
    days on market $150,000 Active 45 DOM
12. 2026-06-03
    pricedays on market $150,000 Active 44 DOM
13. 2026-06-02
    days on market $157,000 Active 43 DOM
14. 2026-06-01
    days on market $157,000 Active 42 DOM
15. 2026-05-31
    days on market $157,000 Active 41 DOM
16. 2026-05-31
    days on market $157,000 Active 40 DOM
17. 2026-04-20
    listed $157,000 Active 481-char remark

    Show marketing remark (481 chars)

    This duplex in the Firestone Park neighborhood has been well maintained and each unit features 2 bedrooms and 1 bath, completely remodeled in 2021. Conveniently situated near schools, shopping, and public transportation making it attractive to tenants. Perfect opportunity for investors seeking a turnkey property with an opportunity for AMHA or month to month tenants, both units are vacant. Live in one side, rent the other. A lot of possibilities here. AMHA Section 8 inspected.

18. 2026-04-03
    historical
19. 2026-03-19
    price $149,900
20. 2026-02-20
    price $155,000
21. 2026-01-13
    listed $167,500 Active
22. 2025-02-15
    soldstatus $144,000 Closed
23. 2025-02-13
    status Pending
24. 2025-02-05
    listed $144,900 Active
25. 2024-09-23
    status Pending
26. 2024-09-22
    historical
27. 2024-09-20
    listed $139,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,008
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$4,364
• Taxable income: $2,721
• Est. tax owed @ 24.0%: −$653
• After-tax cash flow: $4,294/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained and recently remodeled duplex is in excellent condition, ready for immediate occupancy. Potential buyers and renters will appreciate the updated kitchen, fresh paint, and curb appeal.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Aesthetic improvements can attract more tenants and buyers.
• Both Replace outdated appliances — Modern appliances can increase both rental and resale value.
• Both Add smart home features — Smart home features can attract tech-savvy tenants and buyers, increasing both rental and resale value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Aesthetic improvements can attract more tenants and buyers. ↑
• Both Replace outdated appliances — Modern appliances can increase both rental and resale value. ↑
• Both Add smart home features — Smart home features can attract tech-savvy tenants and buyers, increasing both rental and resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+12.2% since first listed

11 events — show timeline

• 2026-04-20 Listed $157,000 MLSNOW
• 2026-04-03 Listing Removed — MLSNOW
• 2026-03-19 Price Changed $149,900 MLSNOW
• 2026-02-20 Price Changed $155,000 MLSNOW
• 2026-01-13 Listed $167,500 MLSNOW
• 2025-02-15 Sold (MLS) $144,000 MLSNOW
• 2025-02-13 Pending — MLSNOW
• 2025-02-05 Listed $144,900 MLSNOW
• 2024-09-23 Pending — MLSNOW
• 2024-09-22 Listing Removed — MLSNOW
• 2024-09-20 Listed $139,900 MLSNOW