227 S Balch St · Akron, OH 44302

$149,900

2 bd · 2.0 ba · 1,665 sqft · MultiFamily public records · 23 Days on market

Built 1904 4,678 sqft lot Est $132k · 14% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.2/15.0
• 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

Wonderful mostly brick 2.5 story home. Spacious kitchen and dining room. Kitchen applianced with plenty of cabinet space and half bath located off it. On the second floors are 3 bedrooms and a remodeled bathroom. The third floor offer s 2 additional bonus rooms that could be additional bedrooms/ or flex rooms. The Goodman furnace was new approx. . in 2018, hot water tank on 26. The roof over the front porch was new in 25 and there is 100 amp electric box. At one time this was converted to a 2 unit and rezoned for that. The current owner remodeled it back to a single family. Don't miss out on this great investment!!

Key facts

• 4,678 sq ft lot
• Built 1904
• Listed 23 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: 3 stories; Faces west
• Construction: Brick and vinyl siding; Asphalt/fiberglass roof
• Exterior features: Covered porch; Outbuilding/storage; Back yard; Front yard; City lot; Flat/level/irregular lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air gas heating
• Interior features: Crown molding; Living room fireplace (1)
• Laundry & utility: Electric dryer hookup; Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.9% 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: 27 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $2,842/mo this rent would consume 80% of the median local household income ($42k/yr) (locally 372% 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 $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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $150k implies a 689% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1904 — 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. 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.
5. 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.
6. 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: 1.90% ✓
• Cap rate: 15.93%
• Cash-on-cash: 34.42%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $131,535
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Oakdale Ave	0.34mi	3/2.0 (+1)	1,738 (+4%)	9mo	$137,000	$79	64
199 Crosby St	0.47mi	2/2.0	1,708 (+3%)	15mo	$63,500	$37	61

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: 29.9%
• Equity multiple: 2.25×
• Total profit: $52,428
• Equity at exit: $22,351

10-year hold

• IRR: 37.2%
• Equity multiple: 4.44×
• Total profit: $144,569
• Equity at exit: $12,961

Cash invested: $41,972 (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 44302

• Active inventory: 27
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,842 high
• Mortgage (P&I): −$786
• Tax from tax record: −$193 /mo · $2,314/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $1,204

Break-even live

Break-even rent $1,318

Max offer price $149,900

Occupancy floor 53%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,841
Total (3 units)			$2,842

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	14d	1	0.12mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	14d	1	0.24mi
55 S Balch St Unit A Akron, OH	2.0	1.0	1500	$800	$0.53	23d	1	0.26mi
53 S Balch St Unit 55 Akron, OH	2.0	1.0	1500	$850	$0.57	14d	1	0.26mi
445 S Maple St Akron, OH	3.0	1.5	1041	$1,240	$1.19	44d	7	0.28mi
378 Trigonia Dr Akron, OH	3.0	1.5	1090	$1,200	$1.10	44d	1	0.34mi
724 Crosby St Unit 1 Akron, OH	2.0	1.0	1582	$995	$0.63	44d	1	0.51mi
724 Crosby St Akron, OH	2.0	1.0	1582	$995	$0.63	23d	1	0.51mi
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	21d	1	0.51mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	23d	1	0.66mi
855 Work Dr Unit B Akron, OH	1.0	1.0	1440	$1,349	$0.94	14d	1	0.73mi
924 Hamlin St Akron, OH	3.0	1.0	1106	$1,300	$1.18	44d	1	0.82mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	44d	1	0.83mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$1,925	$1.61	23d	4	0.86mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	14d	1	0.92mi
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$1,070	$0.57	23d	6	0.95mi
22 E Exchange St Unit 233 Akron, OH	2.0	2.0	1052	$1,599	$1.52	44d	1	1.03mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	44d	1	1.03mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,198	$1.47	14d	54	1.04mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	44d	1	1.04mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,200	$0.82	44d	1	1.05mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	14d	1	1.09mi
115 N Portage Path Unit 6 Akron, OH	2.0	1.0	1200	$1,195	$1.00	44d	1	1.12mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	44d	2	1.16mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	14d	1	1.16mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	23d	1	1.22mi
961 Lawton St Akron, OH	3.0	1.0	1144	$1,450	$1.27	14d	1	1.23mi
730 Noble Ave Akron, OH	3.0	1.0	1092	$1,200	$1.10	23d	1	1.24mi
1142 Jefferson Ave Unit 2 Akron, OH	3.0	1.0	1200	$1,150	$0.96	44d	1	1.26mi
15 W York St Akron, OH	3.0	1.0	1178	$1,150	$0.98	21d	1	1.30mi
15 W York St Akron, OH	2.0	1.5	1178	$1,150	$0.98	14d	1	1.30mi
218 Twin Oaks Rd Unit 222-05 Akron, OH	2.0	1.0	1100	$1,150	$1.05	44d	1	1.36mi
218 Twin Oaks Rd Unit 222-16 Akron, OH	3.0	2.0	1400	$1,500	$1.07	44d	1	1.36mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	44d	1	1.42mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$875	$1.05	14d	3	1.44mi

Listing history 23 events

1. 2026-06-18
   days on market $149,900 Active 23 DOM
2. 2026-06-17
   days on market $149,900 Active 22 DOM
3. 2026-06-16
   days on market $149,900 Active 21 DOM
4. 2026-06-15
   days on market $149,900 Active 20 DOM
5. 2026-06-14
   days on market $149,900 Active 18 DOM
6. 2026-06-13
   days on market $149,900 Active 17 DOM
7. 2026-06-10
   days on market $149,900 Active 15 DOM
8. 2026-06-09
   days on market $149,900 Active 14 DOM
9. 2026-06-08
   days on market $149,900 Active 13 DOM
10. 2026-06-07
    days on market $149,900 Active 12 DOM
11. 2026-06-05
    days on market $149,900 Active 9 DOM
12. 2026-06-03
    days on market $149,900 Active 8 DOM
13. 2026-06-02
    days on market $149,900 Active 7 DOM
14. 2026-06-01
    days on market $149,900 Active 6 DOM
15. 2026-05-31
    days on market $149,900 Active 5 DOM
16. 2026-05-31
    days on market $149,900 Active 4 DOM
17. 2026-05-26
    listed $159,900 Active
18. 2014-12-12
    soldstatus $19,000
19. 2014-12-12
    soldstatus $19,000
20. 2014-11-21
    historical
21. 2014-07-29
    listed $24,900
22. 1986-10-07
    soldstatus $32,000
23. 1980-10-31
    soldstatus $17,500

ⓘ 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: $2,314 · $193/mo
• Projected year-2 tax: $2,326 · $194/mo
• Expected delta: +$12/yr (+$1/mo · 0.5%)

ⓘ 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 ≥97°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: $34,104
• − Mortgage interest: −$8,397
• − Property taxes: −$2,314
• − Insurance: −$750
• − Repairs & maintenance: −$2,728
• − Management: −$2,728
• − Depreciation: −$4,361
• Taxable income: $12,827
• Est. tax owed @ 24.0%: −$3,078
• After-tax cash flow: $11,367/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): 5,474
• Household income: $42,400
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 372.0

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 0.62)
• Race & ethnicity: White 51% Black 34% Two or more races 8% Asian 4% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Romanian 3% Lithuanian 2%
• Foreign-born: 7% · India, Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 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: ▼ -127.53%
• Current HPI: 209.7327
• 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

+813.7% since first listed

7 events — show timeline

• 2026-05-26 Listed $159,900 MLSNOW
• 2014-12-12 Sold (Public Records) $19,000 Public Records
• 2014-12-12 Sold (MLS) $19,000 MLSNOW
• 2014-11-21 Listing Removed — MLSNOW
• 2014-07-29 Listed $24,900 MLSNOW
• 1986-10-07 Sold (Public Records) $32,000 Public Records
• 1980-10-31 Sold (Public Records) $17,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,314 · +4.9% YoY. Source: county tax records.