454 Kling St · Akron, OH 44311

$184,900

6 bd · 2.0 ba · 1,257 sqft · MultiFamily public records · 4 Days on market

Built 1909 5,174 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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• 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

Fantastic opportunity to own a University of Akron rental! This 6bd, 2 full bath house has been completely updated from the ground up, including a brand-new concrete block foundation. The long list of updates includes electrical, PEX and PVC plumbing, roof, AC, furnace, hot water tank, siding, windows, footer drains, and PVC sewer line. All updates were done in 2020. Check out our 360 tour and call your favorite realtor today!

Key facts

• Fully renovated
• Large front porch
• Major improvements

Tags

• FULLY RENOVATED
• NEW CONCRETE BLOCK FOUNDATION
• MAJOR IMPROVEMENTS
• SPACIOUS LAYOUT
• LARGE FRONT PORCH
• FULLY UPDATED KITCHEN

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Driveway parking; On-site paved parking
• Utilities: Public water; Public sewer
• Home design: 3 stories; Vinyl siding; Asphalt/fiberglass roof
• Construction: Built per public records; Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Paved driveway; On-site parking; No garage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 main-level bedroom; 7 total rooms
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Partially finished basement
• Laundry & utility: Washer and dryer in basement

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $54 ($650/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (12.3% below list).
• Recommended offer: $162k (12.3% below list) — sets the bar for 1% rule.

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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $1,621/mo this rent would consume 80% 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 24y 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 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,109 (12.3% below list)

Questions for the listing agent

1. Built in 1909 — 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: 0.88% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-26,520
• Equity at exit: $27,569

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-18,681
• Equity at exit: $15,987

Cash invested: $51,772 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $54

Break-even live

Break-even rent $1,553

Max offer price $184,900

Occupancy floor 92%

Sensitivity live

Price	-10% $159	-5% $106	+0% $54	+5% $2	+10% $-51
Rent	-10% $-74	-5% $-10	+0% $54	+5% $118	+10% $182
Rate	-1.0pp $147	-0.5pp $101	base $54	+0.5pp $6	+1.0pp $-43

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
497 Sumner St Akron, OH	5.0	2.0	1776	$1,295	$0.73	45d	1	0.12mi
768 Beardsley St Akron, OH	5.0	1.5	1714	$1,500	$0.88	15d	1	0.60mi

Listing history 3 events

1. 2026-06-21
   days on market $184,900 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $184,900 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: $2,158 · $180/mo
• Projected year-2 tax: $2,521 · $210/mo
• Expected delta: +$363/yr (+$30/mo · 16.8%)

ⓘ 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: $19,453
• − Mortgage interest: −$10,357
• − Property taxes: −$2,158
• − Insurance: −$924
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$5,379
• Taxable loss: −$2,478
• Est. tax savings @ 24.0%: +$595
• After-tax cash flow: $1,245/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

+184.5% since first listed

25 events — show timeline

• 2026-06-17 Listed $184,900 MLSNOW
• 2025-02-26 Rental Removed $1,950 YESMLS
• 2025-01-07 Listed for Rent $1,950 YESMLS
• 2023-12-04 Rental Removed $1,800 YESMLS
• 2023-09-23 Price Changed $1,800 YESMLS
• 2023-09-12 Listed for Rent $2,500 YESMLS
• 2023-08-10 Sold (Public Records) $170,000 Public Records
• 2023-08-09 Sold (MLS) $170,000 MLSNOW
• 2023-07-07 Pending — MLSNOW
• 2023-06-06 Price Changed $189,900 MLSNOW
• 2023-04-18 Listed $199,900 MLSNOW
• 2019-06-24 Sold (MLS) $21,500 MLSNOW
• 2019-06-13 Pending — MLSNOW
• 2019-06-06 Sold (Public Records) $21,500 Public Records
• 2019-05-16 Pending — MLSNOW
• 2019-03-25 Listed $29,900 MLSNOW
• 2018-12-31 Listing Removed — MLSNOW
• 2018-05-13 Listed $40,000 MLSNOW
• 2015-08-31 Listing Removed — MLSNOW
• 2015-03-04 Listed $44,900 MLSNOW
• 2013-04-22 Sold (Public Records) $65,000 Public Records
• 2002-08-08 Listing Removed — MLSNOW
• 2002-08-08 Listing Removed — MLSNOW
• 2002-05-08 Listed $65,000 MLSNOW
• 2002-05-08 Listed $65,000 MLSNOW

Property tax history

+5.3%/yr

Latest (2025): $2,158 · -5.4% YoY. Source: county tax records.