1923-1925 Evergreen Ave · Akron, OH 44301

$199,900

4 bd · 2.0 ba · 1,568 sqft · MultiFamily public records · 23 Days on market

Built 1960 5,915 sqft lot Est $190k · 5% 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 +19.7/30.0
• DSCR +6.3/10.0
• 1% rule +5.4/10.0
• ARV discount +5.1/15.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Nice 4 bedroom/ 2 bath brick duplex on quiet street near all ammenities. This home would make a great investment property with oversized bedrooms and nice layout. Proof of funds with all offers. Buyer responsible for any inspections and repairs needed. This a Fannie Mae Homepath property. Purchase this home for a little as 3 % down. This home is approved for Renovation Mortgage Financing. Call agent for details. Fannie mae will sell owner occupied for the first 15 days

Key facts

• Open floor plan
• Brick duplex
• Two units

Tags

• BRICK DUPLEX
• TWO UNITS
• OPEN FLOOR PLAN
• DIRECT ACCESS TO BASEMENT
• LAUNDRY HOOK UP
• LARGE OPEN AREA FOR STORAGE

Property features AI

Finance

• Other: Above-grade finished area approximately 1,568; One building on the lot
• Financial info: Owner pays exterior maintenance, grounds care, management, and repairs; Tenant pays electricity, gas, snow removal, sewer, trash collection, and water

Exterior

• Parking: Driveway (gravel, unpaved); Off-street and on-street parking; outside parking available
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story property
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: City lot

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air gas heating; Window cooling units
• Interior features: Blinds on windows; Ceiling fan(s)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive. Per door: $118/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.

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.
• Zoned schools: Voris Community Learning Center (math 32% / reading 42%, grade F, #1,087 of 1,584 statewide, top 70%, 269 students, 0% FRL); National Inventors Hall of Fame School Center For Stem (math 45% / reading 56%, grade C, #413 of 654 statewide, top 63%, 406 students, 0% FRL); Garfield Community Learning Center (math 8% / reading 27%, grade F, #689 of 781 statewide, top 90%, 971 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.6%/yr); 85 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• At $2,084/mo this rent would consume 49% of the median local household income ($51k/yr) (locally 446% 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 $1k of loan paydown is wiped out by about $6k 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 23 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $42k; list at $200k implies a 381% gain — meaningful room to come down on a strong offer.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.04% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $189,728
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16-18 E Linwood Ave	0.20mi	4/2.0	1,568 (0%)	10mo	$194,000	$124	82
19 & 21 E Dresden Ave	0.23mi	4/2.0	1,600 (+2%)	12mo	$178,000	$111	76
126 W Ralston Ave	0.45mi	4/3.5	1,568 (0%)	11mo	$190,000	$121	64

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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-13,868
• Equity at exit: $29,806

10-year hold

• IRR: 5.0%
• Equity multiple: 1.39×
• Total profit: $22,108
• Equity at exit: $17,284

Cash invested: $55,972 (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: 85
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$279 /mo · $3,347/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $236

Break-even live

Break-even rent $1,785

Max offer price $199,900

Occupancy floor 84%

Sensitivity live

Price	-10% $349	-5% $292	+0% $236	+5% $179	+10% $123
Rent	-10% $71	-5% $154	+0% $236	+5% $318	+10% $401
Rate	-1.0pp $337	-0.5pp $287	base $236	+0.5pp $184	+1.0pp $131

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,084
Total (2 units)			$2,084

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 W Wilbeth Rd Akron, OH	3.0	1.0	1382	$1,150	$0.83	15d	1	0.73mi
78 E Mapledale Ave Akron, OH	4.0	1.5	1600	$1,500	$0.94	15d	1	1.08mi
373 N Firestone Blvd Akron, OH	4.0	1.5	1590	$1,550	$0.97	45d	1	1.14mi
432 N Firestone Blvd Unit 1496097P Akron, OH	4.0	2.0	1926	$6,253	$3.25	22d	1	1.16mi
67 E Archwood Ave Unit B Akron, OH	4.0	1.0	1200	$1,050	$0.88	45d	1	1.17mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	45d	1	1.21mi
1289 Girard St Akron, OH	5.0	1.0	1119	$1,350	$1.21	45d	1	1.27mi
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	45d	1	1.36mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	15d	1	1.42mi

Listing history 18 events

1. 2026-06-21
   days on market $199,900 Active 23 DOM
2. 2026-06-18
   days on market $199,900 Active 20 DOM
3. 2026-06-17
   days on market $199,900 Active 19 DOM
4. 2026-06-16
   days on market $199,900 Active 18 DOM
5. 2026-06-15
   days on market $199,900 Active 17 DOM
6. 2026-06-14
   days on market $199,900 Active 15 DOM
7. 2026-06-13
   days on market $199,900 Active 14 DOM
8. 2026-06-10
   days on market $199,900 Active 12 DOM
9. 2026-06-09
   days on market $199,900 Active 11 DOM
10. 2026-06-08
    days on market $199,900 Active 10 DOM
11. 2026-06-07
    days on market $199,900 Active 9 DOM
12. 2026-06-05
    days on market $199,900 Active 6 DOM
13. 2026-06-03
    days on market $199,900 Active 5 DOM
14. 2026-06-02
    days on market $199,900 Active 4 DOM
15. 2026-06-01
    days on market $199,900 Active 3 DOM
16. 2026-05-31
    days on market $199,900 Active 2 DOM
17. 2026-05-31
    remarks 699-char remark
18. 2026-05-31
    listed $199,900 Active 1 DOM

ⓘ 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: $3,347 · $279/mo
• Projected year-2 tax: $3,347 · $279/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $25,008
• − Mortgage interest: −$11,198
• − Property taxes: −$3,347
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$5,815
• Taxable loss: −$352
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $2,915/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): 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

+376.0% since first listed

5 events — show timeline

• 2026-05-29 Listed $199,900 MLSNOW
• 2023-10-06 Rental Removed $650 APPFOLIO
• 2023-10-02 Listed for Rent $650 APPFOLIO
• 2012-10-12 Sold (MLS) $41,600 MLSNOW
• 2012-07-31 Listed $42,000 MLSNOW

Property tax history

+1.5%/yr

Latest (2025): $3,347 · -1.3% YoY. Source: county tax records.