124 Roswell St · Akron, OH 44305

$125,000

4 bd · 3.0 ba · 3,316 sqft · MultiFamily public records · 35 Days on market

Built 1884 5,183 sqft lot ↓ 41% since listing

---

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 +3.6/5.0
• 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: 3 units. confirmed

Listing remarks

Back on the market with major exterior improvements completed! This 3-unit property offers a rare opportunity for investors, renovators, or owner-occupants looking to build equity in Akron's historic Middlebury neighborhood. Recent updates include a brand-new roof, gutters, and soffits (2026), providing a solid foundation for future improvements and helping to reduce some of the larger capital expenses often associated with multi-family properties. Additional exterior updates include siding and windows. Offering approximately 3,316 square feet, this triplex features three separate units with private entrances, high ceilings, and flexible living arrangements. The larger unit spans both level

Key facts

• Easy commuter access
• Ongoing reinvestment
• Multi-family project

Tags

• INVESTMENT OPPORTUNITY
• MULTI-FAMILY PROJECT
• THREE SEPARATE UNITS
• HISTORY OF RENTAL INCOME
• ONGOING REINVESTMENT
• EASY COMMUTER ACCESS

Property features AI

Finance

• Financial info: Rental units with current rents: One-bedroom $700, Two-bedroom $800, Three-bedroom $1,200

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer
• Home design: Multifamily property; Building with 3 stories (4 stories total listed); Vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Public water; Public sewer; Lot about 0.119 acres

Interior

• Bedrooms: One-bedroom bottom unit; Two-bedroom top unit; Three-bedroom top & bottom unit
• Bathrooms: Three full bathrooms total (building)
• Heating & cooling: Gas heating
• Interior features: Full unfinished basement; Fixer condition

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $618/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.1% 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: Rents rising fast (+4.5%/yr); 101 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $3,426/mo this rent would consume 78% of the median local household income ($53k/yr) (locally 1021% 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 $864 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 + 4.5% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $44k; list at $125k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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 1884 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.74% ✓
• Cap rate: 24.09%
• Cash-on-cash: 63.54%
• DSCR: 3.83
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 64.3%
• Equity multiple: 3.95×
• Total profit: $103,114
• Equity at exit: $18,638

10-year hold

• IRR: 69.2%
• Equity multiple: 8.55×
• Total profit: $264,328
• Equity at exit: $10,808

Cash invested: $35,000 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,426 high
• Mortgage (P&I): −$656
• Tax from tax record: −$146 /mo · $1,747/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $1,853

Break-even live

Break-even rent $1,080

Max offer price $125,000

Occupancy floor 41%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,426
Total (3 units)			$3,426

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
177 Kent Ct Akron, OH	3.0	1.0	2613	$1,150	$0.44	23d	1	0.06mi

Listing history 44 events

1. 2026-06-18
   days on market $125,000 Active 35 DOM
2. 2026-06-17
   days on market $125,000 Active 34 DOM
3. 2026-06-16
   days on market $125,000 Active 33 DOM
4. 2026-06-15
   days on market $125,000 Active 32 DOM
5. 2026-06-14
   days on market $125,000 Active 30 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   statusdays on market $125,000 Active 29 DOM
8. 2026-06-10
   days on market $125,000 Contingent 27 DOM
9. 2026-06-09
   days on market $125,000 Contingent 26 DOM
10. 2026-06-08
    days on market $125,000 Contingent 25 DOM
11. 2026-06-07
    days on market $125,000 Contingent 24 DOM
12. 2026-06-05
    days on market $125,000 Contingent 21 DOM
13. 2026-06-03
    days on market $125,000 Contingent 20 DOM
14. 2026-06-02
    days on market $125,000 Contingent 19 DOM
15. 2026-06-01
    days on market $125,000 Contingent 18 DOM
16. 2026-05-31
    days on market $125,000 Contingent 17 DOM
17. 2026-05-31
    days on market $125,000 Contingent 16 DOM
18. 2026-05-15
    historical Contingent
19. 2026-05-13
    listed $125,000 Active
20. 2026-04-30
    historical
21. 2026-03-11
    status Active
22. 2026-03-08
    historical Contingent
23. 2026-02-12
    listed $125,000 Active
24. 2025-11-14
    price $74,900
25. 2023-03-28
    price $74,900
26. 2023-03-28
    price $74,900
27. 2023-03-28
    price $74,900
28. 2020-08-25
    price $74,900
29. 2020-08-25
    price $74,900
30. 2014-02-12
    price $74,900
31. 2014-02-12
    price $74,900
32. 2003-05-14
    soldstatus $44,000
33. 2001-07-05
    soldstatus $76,500
34. 2001-07-02
    listed $137,500
35. 2001-06-28
    listed $49,900
36. 1999-05-06
    soldstatus $73,800
37. 1999-04-19
    price $137,500
38. 1999-04-19
    price $137,500
39. 1999-04-19
    price $137,500
40. 1999-04-19
    price $137,500
41. 1999-04-19
    price $137,500
42. 1999-04-19
    price $137,500
43. 1999-04-19
    price $137,500
44. 1996-06-28
    soldstatus $213,500

ⓘ 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: $1,747 · $146/mo
• Projected year-2 tax: $1,849 · $154/mo
• Expected delta: +$101/yr (+$8/mo · 5.8%)

ⓘ 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: $41,112
• − Mortgage interest: −$7,002
• − Property taxes: −$1,747
• − Insurance: −$625
• − Repairs & maintenance: −$3,289
• − Management: −$3,289
• − Depreciation: −$3,636
• Taxable income: $21,524
• Est. tax owed @ 24.0%: −$5,166
• After-tax cash flow: $17,075/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): 21,103
• Household income: $52,768
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1021.0

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 0.57)
• Race & ethnicity: White 62% Black 20% Two or more races 12% Asian 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · India, Philippines, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Other Indo-European 1% Spanish 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: ▼ -140.39%
• Current HPI: 190.6223
• Rent YoY: ▲ 4.51%
• 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

-41.5% since first listed

27 events — show timeline

• 2026-05-15 Contingent — MLSNOW
• 2026-05-13 Listed $125,000 MLSNOW
• 2026-04-30 Listing Removed — MLSNOW
• 2026-03-11 Relisted — MLSNOW
• 2026-03-08 Contingent — MLSNOW
• 2026-02-12 Listed $125,000 MLSNOW
• 2025-11-14 Price Changed $74,900 MLSNOW
• 2023-03-28 Price Changed $74,900 MLSNOW
• 2023-03-28 Price Changed $74,900 MLSNOW
• 2023-03-28 Price Changed $74,900 MLSNOW
• 2020-08-25 Price Changed $74,900 MLSNOW
• 2020-08-25 Price Changed $74,900 MLSNOW
• 2014-02-12 Price Changed $74,900 MLSNOW
• 2014-02-12 Price Changed $74,900 MLSNOW
• 2003-05-14 Sold (Public Records) $44,000 Public Records
• 2001-07-05 Sold (Public Records) $76,500 Public Records
• 2001-07-02 Listed $137,500 MLSNOW
• 2001-06-28 Listed $49,900 MLSNOW
• 1999-05-06 Sold (Public Records) $73,800 Public Records
• 1999-04-19 Price Changed $137,500 MLSNOW
• 1999-04-19 Price Changed $137,500 MLSNOW
• 1999-04-19 Price Changed $137,500 MLSNOW
• 1999-04-19 Price Changed $137,500 MLSNOW
• 1999-04-19 Price Changed $137,500 MLSNOW
• 1999-04-19 Price Changed $137,500 MLSNOW
• 1999-04-19 Price Changed $137,500 MLSNOW
• 1996-06-28 Sold (Public Records) $213,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,747 · +6.6% YoY. Source: county tax records.