772 Brown St · Akron, OH 44311

$120,000

3 bd · 2.0 ba · 1,642 sqft · MultiFamily public records · 77 Days on market

Built 1909 5,301 sqft lot $73/sqft · 51% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Investor opportunity with immediate income potential! This duplex features a long-term tenant of 17 years in the lower unit (1 bed, 1 bath) who is reliable and even willing to assist with yard maintenance. The upper unit (2 bed, 1 bath) is currently vacant and recently updated, offering the perfect opportunity to set market rent or owner-occupy. Exterior improvements include fresh paint, updated siding, roof, and a refreshed deck. The property also offers a large driveway and ample parking area—ideal for tenants or multi-vehicle households. Ideally located with convenient access to University of Akron, major highways, shopping, dining, and everyday amenities—making it highly attractive for tenants and future occupants alike. Whether you're looking to expand your portfolio or live in one unit while renting the other, this property checks the boxes. Potential to convert back to a spacious 4-bedroom, 2-bath single-family home adds even more flexibility and value.

Key facts

• 5,301 sq ft lot
• Parking
• Built 1909

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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); 60% 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 $2,768/mo this rent would consume 136% 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 $830 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 + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $66k; list at $120k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.31% ✓
• Cap rate: 20.34%
• Cash-on-cash: 50.17%
• DSCR: 3.23
• GRM: 3.6

CMA / ARV

• ARV (median comp): $79,688
• List price: $120,000
• Delta: 50.59%
• 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
841 Grant St	0.41mi	3/2.0	1,550 (-6%)	5mo	$40,000	$26	67
584 Sherman St	0.56mi	4/2.0 (+1)	1,648 (+0%)	15mo	$73,500	$45	56
403 Spicer St	0.67mi	4/2.0 (+1)	1,595 (-3%)	3mo	$125,000	$78	56
399 Crouse St	0.65mi	4/2.0 (+1)	1,575 (-4%)	3mo	$100,000	$63	56
494 Gage St	0.58mi	3/2.0	1,574 (-4%)	16mo	$70,000	$44	53
573 Allyn St	0.45mi	4/2.0 (+1)	1,674 (+2%)	22mo	$109,000	$65	52
673 Sumner St	0.37mi	4/2.0 (+1)	1,882 (+15%)	1mo	$129,900	$69	52
398 Margaret St	0.66mi	3/2.0	1,820 (+11%)	4mo	$98,000	$54	47
1161 Brown St	0.74mi	4/2.0 (+1)	1,704 (+4%)	8mo	$117,000	$69	47
876 Kling St	0.19mi	4/2.0 (+1)	1,874 (+14%)	19mo	$129,900	$69	46
324 Sterling Ct	0.62mi	4/2.0 (+1)	1,466 (-11%)	9mo	$125,500	$86	40
668 Corley St	0.70mi	3/3.0	1,836 (+12%)	16mo	$95,000	$52	30

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: 47.9%
• Equity multiple: 3.08×
• Total profit: $70,036
• Equity at exit: $17,892

10-year hold

• IRR: 53.5%
• Equity multiple: 6.25×
• Total profit: $176,242
• Equity at exit: $10,375

Cash invested: $33,600 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,768 high
• Mortgage (P&I): −$629
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $1,405

Break-even live

Break-even rent $990

Max offer price $120,000

Occupancy floor 44%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$878
▸ 2× units	2	1	$1,890
Total (3 units)			$2,768

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: $30,000
• Closing costs: $3,600
• 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
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	0.23mi
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
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	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
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
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	43d	1	0.54mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	43d	1	0.55mi
455 Spicer St Akron, OH	2.0	1.0	1872	$975	$0.52	14d	1	0.56mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	43d	1	0.56mi
450 Stanton Ave Akron, OH	3.0	2.0	1927	$1,425	$0.74	43d	1	0.60mi
435 Margaret St Akron, OH	4.0	2.0	1900	$1,450	$0.76	43d	1	0.61mi
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
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	43d	1	0.65mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	0.68mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	43d	1	0.71mi
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
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	43d	1	0.88mi
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
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	23d	1	0.96mi
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	43d	1	1.04mi
1076 Ackley St Akron, OH	4.0	2.0	1998	$2,000	$1.00	14d	1	1.05mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	23d	1	1.05mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	43d	1	1.05mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	43d	1	1.07mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	23d	1	1.10mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	43d	2	1.11mi
373 N Firestone Blvd Akron, OH	4.0	1.5	1590	$1,550	$0.97	43d	1	1.13mi
432 N Firestone Blvd Unit 1496097P Akron, OH	4.0	2.0	1926	$6,253	$3.25	21d	1	1.15mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,534	$1.88	14d	54	1.15mi
22 E Exchange St Unit 233 Akron, OH	2.0	2.0	1052	$1,599	$1.52	43d	1	1.16mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	43d	1	1.16mi

Listing history 34 events

1. 2026-06-18
   days on market $120,000 Active 77 DOM
2. 2026-06-17
   days on market $120,000 Active 76 DOM
3. 2026-06-16
   days on market $120,000 Active 75 DOM
4. 2026-06-15
   days on market $120,000 Active 74 DOM
5. 2026-06-14
   days on market $120,000 Active 72 DOM
6. 2026-06-13
   days on market $120,000 Active 71 DOM
7. 2026-06-10
   days on market $120,000 Active 69 DOM
8. 2026-06-09
   days on market $120,000 Active 68 DOM
9. 2026-06-08
   days on market $120,000 Active 67 DOM
10. 2026-06-07
    days on market $120,000 Active 66 DOM
11. 2026-06-05
    days on market $120,000 Active 63 DOM
12. 2026-06-03
    days on market $120,000 Active 62 DOM
13. 2026-06-02
    days on market $120,000 Active 61 DOM
14. 2026-06-01
    days on market $120,000 Active 60 DOM
15. 2026-05-31
    days on market $120,000 Active 59 DOM
16. 2026-05-31
    days on market $120,000 Active 58 DOM
17. 2026-03-31
    listed $120,000 Active 986-char remark

    Show marketing remark (991 chars)

    Investor opportunity with immediate income potential! This duplex features a long-term tenant of 17 years in the lower unit (1 bed, 1 bath) who is reliable and even willing to assist with yard maintenance. The upper unit (2 bed, 1 bath) is currently vacant and recently updated, offering the perfect opportunity to set market rent or owner-occupy. Exterior improvements include fresh paint, updated siding, roof, HVAC and a refreshed deck. The property also offers a large driveway and ample parking area—ideal for tenants or multi-vehicle households. Ideally located with convenient access to University of Akron, major highways, shopping, dining, and everyday amenities—making it highly attractive for tenants and future occupants alike. Whether you're looking to expand your portfolio or live in one unit while renting the other, this property checks the boxes. Potential to convert back to a spacious 4-bedroom, 2-bath single-family home adds even more flexibility and value.

18. 2026-03-31
    listed $120,000 Active 991-char remark

    Show marketing remark (991 chars)

    Investor opportunity with immediate income potential! This duplex features a long-term tenant of 17 years in the lower unit (1 bed, 1 bath) who is reliable and even willing to assist with yard maintenance. The upper unit (2 bed, 1 bath) is currently vacant and recently updated, offering the perfect opportunity to set market rent or owner-occupy. Exterior improvements include fresh paint, updated siding, roof, HVAC and a refreshed deck. The property also offers a large driveway and ample parking area—ideal for tenants or multi-vehicle households. Ideally located with convenient access to University of Akron, major highways, shopping, dining, and everyday amenities—making it highly attractive for tenants and future occupants alike. Whether you're looking to expand your portfolio or live in one unit while renting the other, this property checks the boxes. Potential to convert back to a spacious 4-bedroom, 2-bath single-family home adds even more flexibility and value.

19. 2022-02-11
    soldstatus $66,000
20. 2022-02-07
    soldstatus $66,000 Closed
21. 2022-01-17
    status Pending
22. 2022-01-11
    listed $65,000 Active
23. 2020-03-05
    status Pending
24. 2020-03-04
    soldstatus $48,000 Closed
25. 2020-03-04
    soldstatus $48,000
26. 2020-01-29
    historical Contingent
27. 2020-01-02
    price $49,900
28. 2019-09-24
    price $54,900
29. 2019-08-04
    price $59,900
30. 2019-07-08
    listed $61,900 Active
31. 2019-04-25
    historical
32. 2019-02-19
    status Active
33. 2019-01-25
    status Pending
34. 2018-10-30
    listed $54,900 Active

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$320/yr (+$27/mo · 26.0%)

ⓘ 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: $33,216
• − Mortgage interest: −$6,722
• − Property taxes: −$1,232
• − Insurance: −$600
• − Repairs & maintenance: −$2,657
• − Management: −$2,657
• − Depreciation: −$3,491
• Taxable income: $15,856
• Est. tax owed @ 24.0%: −$3,806
• After-tax cash flow: $13,051/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

+118.6% since first listed

18 events — show timeline

• 2026-03-31 Listed $120,000 MLSNOW
• 2026-03-31 Listed $120,000 MLSNOW
• 2022-02-11 Sold (Public Records) $66,000 Public Records
• 2022-02-07 Sold (MLS) $66,000 MLSNOW
• 2022-01-17 Pending — MLSNOW
• 2022-01-11 Listed $65,000 MLSNOW
• 2020-03-05 Pending — MLSNOW
• 2020-03-04 Sold (Public Records) $48,000 Public Records
• 2020-03-04 Sold (MLS) $48,000 MLSNOW
• 2020-01-29 Contingent — MLSNOW
• 2020-01-02 Price Changed $49,900 MLSNOW
• 2019-09-24 Price Changed $54,900 MLSNOW
• 2019-08-04 Price Changed $59,900 MLSNOW
• 2019-07-08 Listed $61,900 MLSNOW
• 2019-04-25 Listing Removed — MLSNOW
• 2019-02-19 Relisted — MLSNOW
• 2019-01-25 Pending — MLSNOW
• 2018-10-30 Listed $54,900 MLSNOW

Property tax history

-0.5%/yr

Latest (2025): $1,232 · +0.1% YoY. Source: county tax records.