891 Grant St · Akron, OH 44311

$10,000

3 bd · 2.0 ba · 1,480 sqft · MultiFamily public records · 8 Days on market

Built 1913 10,175 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Exciting Investment Opportunity!! Investor liquidating rental property. This 2 unit building has all vinyl replacement windows & glass block in basement. $215/mo for up unit. call for your opportunity today.

Key facts

• 0.23 acre lot
• Parking
• Built 1913

🏷️ Possibly a rental listed for sale. The $10,000 price doesn't fit this home's estimated sale value (~$96,200) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $10k.

Deal economics

• At list price, monthly cash flow is $921 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Cap rate 116.9% 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 $1,254/mo this rent would consume 62% 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 $69 of loan paydown is wiped out by about $300 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 34y 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 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $10,000

Questions for the listing agent

1. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 12.54% ✓
• Cap rate: 116.86%
• Cash-on-cash: 394.89%
• DSCR: 18.57
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $96,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
841 Grant St	0.10mi	3/2.0	1,550 (+5%)	5mo	$40,000	$26	83
394 E South St	0.32mi	3/2.0	1,392 (-6%)	5mo	$92,000	$66	71
584 Sherman St	0.59mi	4/2.0 (+1)	1,648 (+11%)	15mo	$73,500	$45	36
573 Allyn St	0.63mi	4/2.0 (+1)	1,674 (+13%)	22mo	$109,000	$65	26

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: —
• Equity multiple: 21.39×
• Total profit: $57,084
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 45.77×
• Total profit: $125,351
• Equity at exit: $865

Cash invested: $2,800 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $921

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 22%

Sensitivity live

Price	-10% $928	-5% $925	+0% $921	+5% $918	+10% $914
Rent	-10% $822	-5% $872	+0% $921	+5% $971	+10% $1,020
Rate	-1.0pp $926	-0.5pp $924	base $921	+0.5pp $919	+1.0pp $916

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	44d	1	0.25mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.36mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	24d	1	0.41mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	44d	1	0.42mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	24d	1	0.44mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	0.46mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	44d	1	0.46mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	0.47mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	44d	1	0.52mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	44d	1	0.53mi
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	44d	1	0.59mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	44d	1	0.59mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.61mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	44d	1	0.63mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	44d	1	0.67mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	24d	1	0.69mi
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	44d	1	0.70mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	24d	1	0.71mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	24d	1	0.71mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	44d	1	0.72mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	44d	1	0.73mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	44d	1	0.74mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	44d	1	0.76mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	24d	1	0.80mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	44d	1	0.80mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	24d	1	0.81mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	44d	1	0.82mi
147 Brighton Dr Akron, OH	3.0	1.0	1040	$1,350	$1.30	24d	1	0.82mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	44d	1	0.86mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	24d	1	0.86mi
94 Brighton Dr Akron, OH	3.0	1.0	1000	$1,100	$1.10	44d	1	0.87mi
455 Spicer St Akron, OH	2.0	1.0	1872	$975	$0.52	14d	1	0.87mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	44d	1	0.89mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	44d	1	0.91mi
67 E Archwood Ave Unit A Akron, OH	2.0	1.0	1000	$850	$0.85	44d	1	0.91mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,085	$1.30	14d	3	0.91mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	44d	2	0.95mi
78 E Mapledale Ave Akron, OH	4.0	1.5	1600	$1,500	$0.94	14d	1	0.98mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	24d	1	1.00mi

Listing history 8 events

1. 2026-03-11
   status Pending
2. 2026-03-02
   listed $10,000 Active
3. 2003-12-31
   soldstatus $20,000 213-char remark

   Show marketing remark (213 chars)

   Exciting Investment Opportunity!! Investor liquidating rental property. This 2 unit building has all vinyl replacement windows & glass block in basement. $215/mo for up unit. call for your opportunity today.

4. 2003-12-31
   soldstatus $20,000

   Show marketing remark (213 chars)

   Exciting Investment Opportunity!! Investor liquidating rental property. This 2 unit building has all vinyl replacement windows & glass block in basement. $215/mo for up unit. call for your opportunity today.

5. 2003-08-20
   listed $24,500 213-char remark

   Show marketing remark (213 chars)

   Exciting Investment Opportunity!! Investor liquidating rental property. This 2 unit building has all vinyl replacement windows & glass block in basement. $215/mo for up unit. call for your opportunity today.

6. 1993-04-06
   soldstatus $35,000
7. 1992-09-22
   listed $39,900
8. 1989-07-31
   soldstatus $45,000

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,046
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$291
• Taxable income: $11,587
• Est. tax owed @ 24.0%: −$2,781
• After-tax cash flow: $8,276/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

-77.8% since first listed

8 events — show timeline

• 2026-03-11 Pending — MLSNOW
• 2026-03-02 Listed $10,000 MLSNOW
• 2003-12-31 Sold (Public Records) $20,000 Public Records
• 2003-12-31 Sold (MLS) $20,000 MLSNOW
• 2003-08-20 Listed $24,500 MLSNOW
• 1993-04-06 Sold (Public Records) $35,000 Public Records
• 1992-09-22 Listed $39,900 MLSNOW
• 1989-07-31 Sold (Public Records) $45,000 Public Records

Property tax history

+18.2%/yr

Latest (2025): $9,183 · +614.7% YoY. Source: county tax records.