985-987 Diana Ave · Akron, OH 44307

$89,900

1 bd · 1.0 ba · 1,160 sqft · MultiFamily public records · 494 Days on market

Built 1959 6,198 sqft lot $78/sqft · 31% above area Est $69k · 31% over

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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
• Appreciation +4.9/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex featuring 1 bedroom units. One unit rehabbed 2020. Newer vinyl windows and roof. Tenant occupied, please do not disturb tenants or pull onto private driveway without a scheduled appointment. Must sell with 776 Kraus Ct. Some work needed. No terms, seller will not hold a note, CASH only. No contingencies.

Key facts

• Vinyl windows
• Rehabbed 2020
• New roof

Tags

• VINYL WINDOWS
• NEW ROOF
• REHABBED 2020

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $90k.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive. Per door: $397/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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: 42 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1,764/mo this rent would consume 76% of the median local household income ($28k/yr) (locally 787% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $445 of equity ($622 loan paydown + $-177 appreciation (-0.2% local appreciation)).
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 494 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 494 days. Have you received any prior offers? Is the seller open to a 12% 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.96% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.82%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $68,788
• List price: $89,900
• Delta: 30.69%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 2.87×
• Total profit: $47,089
• Equity at exit: $25,225

10-year hold

• IRR: 41.8%
• Equity multiple: 5.65×
• Total profit: $116,997
• Equity at exit: $29,628

Cash invested: $25,172 (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 44307

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$471
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $793

Break-even live

Break-even rent $760

Max offer price $89,900

Occupancy floor 50%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,764
Total (2 units)			$1,764

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1171 La Croix Ave Unit 2 Akron, OH	2.0	1.0	1267	$975	$0.77	44d	1	0.62mi
384 W Bartges St Akron, OH	2.0	1.0	1024	$1,100	$1.07	44d	1	0.68mi
1069 Fess Ave Akron, OH	2.0	1.0	940	$1,095	$1.16	44d	1	0.72mi
899 Rosamond Ave Akron, OH	1.0–2.0	1.0	690	$695	$1.01	23d	1	0.80mi
1310 Bellevue Ave Unit Right Akron, OH	2.0	1.0	800	$990	$1.24	44d	1	0.90mi
918 Copley Rd Akron, OH	1.0	1.0	750	$695	$0.93	23d	1	0.94mi
465 Grace Ave Akron, OH	2.0	1.0	850	$850	$1.00	44d	1	0.95mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	23d	1	1.00mi
1335 Thurston St Unit 1335 Akron, OH	2.0	1.0	700	$825	$1.18	14d	1	1.00mi
1339 Thurston St Unit 1339 Akron, OH	2.0	1.0	700	$825	$1.18	44d	1	1.01mi
1144 Copley Rd Apt 5 Akron, OH	1.0	1.0	800	$875	$1.09	23d	1	1.06mi
405 Noah Ave Akron, OH	2.0	1.0	1000	$1,050	$1.05	21d	1	1.07mi
781 Saxon Ave Akron, OH	2.0	1.0	800	$900	$1.12	44d	1	1.09mi
916 Peckham St Akron, OH	2.0	1.0	936	$850	$0.91	44d	1	1.13mi
847 Jason Ave Unit 1 Akron, OH	2.0	1.0	798	$825	$1.03	23d	1	1.15mi
1128 Cordova Ave Akron, OH	2.0	1.0	840	$795	$0.95	14d	1	1.28mi
855 Work Dr Unit B Akron, OH	1.0	1.0	1440	$1,349	$0.94	14d	1	1.36mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$1,420	$1.51	44d	2	1.40mi
199 Beck Ave Unit 2 Akron, OH	2.0	1.0	926	$1,300	$1.40	23d	1	1.43mi
678 Crosby St Unit 3 Akron, OH	2.0	1.0	1000	$780	$0.78	44d	1	1.50mi

Listing history 31 events

1. 2026-06-15
   days on market $89,900 Active 494 DOM
2. 2026-06-14
   days on market $89,900 Active 492 DOM
3. 2026-06-13
   days on market $89,900 Active 491 DOM
4. 2026-06-10
   days on market $89,900 Active 489 DOM
5. 2026-06-09
   days on market $89,900 Active 488 DOM
6. 2026-06-08
   days on market $89,900 Active 487 DOM
7. 2026-06-07
   days on market $89,900 Active 486 DOM
8. 2026-06-05
   days on market $89,900 Active 483 DOM
9. 2026-06-03
   days on market $89,900 Active 482 DOM
10. 2026-06-02
    days on market $89,900 Active 481 DOM
11. 2026-06-01
    days on market $89,900 Active 480 DOM
12. 2026-05-31
    days on market $89,900 Active 479 DOM
13. 2026-05-31
    days on market $89,900 Active 478 DOM
14. 2026-03-30
    price $89,900 312-char remark

    Show marketing remark (312 chars)

    Duplex featuring 1 bedroom units. One unit rehabbed 2020. Newer vinyl windows and roof. Tenant occupied, please do not disturb tenants or pull onto private driveway without a scheduled appointment. Must sell with 776 Kraus Ct. Some work needed. No terms, seller will not hold a note, CASH only. No contingencies.

15. 2025-07-25
    price $94,900 312-char remark

    Show marketing remark (312 chars)

    Duplex featuring 1 bedroom units. One unit rehabbed 2020. Newer vinyl windows and roof. Tenant occupied, please do not disturb tenants or pull onto private driveway without a scheduled appointment. Must sell with 776 Kraus Ct. Some work needed. No terms, seller will not hold a note, CASH only. No contingencies.

16. 2025-07-11
    price $95,900 312-char remark

    Show marketing remark (312 chars)

    Duplex featuring 1 bedroom units. One unit rehabbed 2020. Newer vinyl windows and roof. Tenant occupied, please do not disturb tenants or pull onto private driveway without a scheduled appointment. Must sell with 776 Kraus Ct. Some work needed. No terms, seller will not hold a note, CASH only. No contingencies.

17. 2025-07-07
    price $96,900 312-char remark

    Show marketing remark (312 chars)

    Duplex featuring 1 bedroom units. One unit rehabbed 2020. Newer vinyl windows and roof. Tenant occupied, please do not disturb tenants or pull onto private driveway without a scheduled appointment. Must sell with 776 Kraus Ct. Some work needed. No terms, seller will not hold a note, CASH only. No contingencies.

18. 2025-06-27
    price $97,900 312-char remark

    Show marketing remark (312 chars)

    Duplex featuring 1 bedroom units. One unit rehabbed 2020. Newer vinyl windows and roof. Tenant occupied, please do not disturb tenants or pull onto private driveway without a scheduled appointment. Must sell with 776 Kraus Ct. Some work needed. No terms, seller will not hold a note, CASH only. No contingencies.

19. 2025-06-20
    price $98,900 312-char remark

    Show marketing remark (312 chars)

    Duplex featuring 1 bedroom units. One unit rehabbed 2020. Newer vinyl windows and roof. Tenant occupied, please do not disturb tenants or pull onto private driveway without a scheduled appointment. Must sell with 776 Kraus Ct. Some work needed. No terms, seller will not hold a note, CASH only. No contingencies.

20. 2025-02-06
    listed $99,900 Active 312-char remark

    Show marketing remark (312 chars)

    Duplex featuring 1 bedroom units. One unit rehabbed 2020. Newer vinyl windows and roof. Tenant occupied, please do not disturb tenants or pull onto private driveway without a scheduled appointment. Must sell with 776 Kraus Ct. Some work needed. No terms, seller will not hold a note, CASH only. No contingencies.

21. 2025-01-24
    historical
22. 2024-12-09
    status Active
23. 2024-11-18
    status Pending
24. 2024-10-24
    listed $99,900 Active
25. 2005-02-15
    soldstatus $60,000
26. 2005-02-11
    soldstatus $60,000
27. 2004-06-18
    listed $63,900
28. 2004-06-12
    historical
29. 2004-02-27
    listed $63,900
30. 1996-08-09
    soldstatus $20,000
31. 1991-04-22
    soldstatus $38,500

ⓘ 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: $1,095 · $91/mo
• Projected year-2 tax: $1,249 · $104/mo
• Expected delta: +$154/yr (+$13/mo · 14.0%)

ⓘ 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 2/10 Low 6 d/yr ≥97°F today · 15 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: $21,168
• − Mortgage interest: −$5,036
• − Property taxes: −$1,095
• − Insurance: −$450
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$2,615
• Taxable income: $8,586
• Est. tax owed @ 24.0%: −$2,061
• After-tax cash flow: $7,460/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): 6,653
• Household income: $27,697
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 787.0

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: Predominantly Black (73%)
• Race & ethnicity: Black 73% White 17% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -0.20%
• Current HPI: 81.3728
• 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

+133.5% since first listed

18 events — show timeline

• 2026-03-30 Price Changed $89,900 MLSNOW
• 2025-07-25 Price Changed $94,900 MLSNOW
• 2025-07-11 Price Changed $95,900 MLSNOW
• 2025-07-07 Price Changed $96,900 MLSNOW
• 2025-06-27 Price Changed $97,900 MLSNOW
• 2025-06-20 Price Changed $98,900 MLSNOW
• 2025-02-06 Listed $99,900 MLSNOW
• 2025-01-24 Listing Removed — MLSNOW
• 2024-12-09 Relisted — MLSNOW
• 2024-11-18 Pending — MLSNOW
• 2024-10-24 Listed $99,900 MLSNOW
• 2005-02-15 Sold (Public Records) $60,000 Public Records
• 2005-02-11 Sold (MLS) $60,000 MLSNOW
• 2004-06-18 Listed $63,900 MLSNOW
• 2004-06-12 Listing Removed — MLSNOW
• 2004-02-27 Listed $63,900 MLSNOW
• 1996-08-09 Sold (Public Records) $20,000 Public Records
• 1991-04-22 Sold (Public Records) $38,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,095 · +0.2% YoY. Source: county tax records.