426 S Arlington St · Akron, OH 44306

$109,900

5 bd · 2.0 ba · 2,527 sqft · MultiFamily public records · 264 Days on market

Built 1920 5,039 sqft lot Est $109k · at est.

---

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 +7.0/15.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• 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

Welcome to this classic multi-family unit investment property in Akron, Ohio! This property generates income with both units occupied. Weather you're a seasoned investor or first time home buyer seeking passive income, this duplex offers solid upside potential with the conveniences of stores, restaurants, and entertainment close by. This gem also includes a home warranty for new buyers. Sold As-Is. .. Take your tour today!

Key facts

• 5,039 sq ft lot
• Built 1920
• Listed 264 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $962 ($12k/yr) — positive. Per door: $481/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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 (+7.6%/yr); 69 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $2,196/mo this rent would consume 63% of the median local household income ($42k/yr) (locally 1251% 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 $760 of loan paydown is wiped out by about $3k 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 + 7.6% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 33y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $110k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 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 1920 — 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: 2.00% ✓
• Cap rate: 16.80%
• Cash-on-cash: 37.53%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

• ARV (median comp): $108,587
• List price: $109,900
• Delta: 1.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.63% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 2.76×
• Total profit: $54,241
• Equity at exit: $16,386

10-year hold

• IRR: 47.4%
• Equity multiple: 6.68×
• Total profit: $174,689
• Equity at exit: $9,502

Cash invested: $30,772 (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 44306

• Rents YoY: 7.6%
• Active inventory: 69
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,196 high
• Mortgage (P&I): −$576
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $962

Break-even live

Break-even rent $978

Max offer price $109,900

Occupancy floor 51%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,196
Total (2 units)			$2,196

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1076 Ackley St Akron, OH	4.0	2.0	1998	$2,000	$1.00	14d	1	0.38mi
435 Margaret St Akron, OH	4.0	2.0	1900	$1,450	$0.76	44d	1	0.66mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	44d	1	1.28mi
497 Sumner St Akron, OH	5.0	2.0	1776	$1,295	$0.73	44d	1	1.36mi

Listing history 35 events

1. 2026-06-05
   days on market $109,900 Active 264 DOM
2. 2026-06-03
   remarks 450-char remark
3. 2026-06-03
   pricedays on market $109,900 Active 263 DOM
4. 2026-06-02
   days on market $119,900 Active 262 DOM
5. 2026-06-01
   days on market $119,900 Active 261 DOM
6. 2026-05-31
   days on market $119,900 Active 260 DOM
7. 2026-05-31
   days on market $119,900 Active 259 DOM
8. 2026-04-30
   price $119,900 426-char remark

   Show marketing remark (426 chars)

   Welcome to this classic multi-family unit investment property in Akron, Ohio! This property generates income with both units occupied. Weather you're a seasoned investor or first time home buyer seeking passive income, this duplex offers solid upside potential with the conveniences of stores, restaurants, and entertainment close by. This gem also includes a home warranty for new buyers. Sold As-Is. .. Take your tour today!

9. 2026-04-15
   price $129,900 426-char remark

   Show marketing remark (426 chars)

   Welcome to this classic multi-family unit investment property in Akron, Ohio! This property generates income with both units occupied. Weather you're a seasoned investor or first time home buyer seeking passive income, this duplex offers solid upside potential with the conveniences of stores, restaurants, and entertainment close by. This gem also includes a home warranty for new buyers. Sold As-Is. .. Take your tour today!

10. 2026-02-28
    price $135,000 426-char remark

    Show marketing remark (426 chars)

    Welcome to this classic multi-family unit investment property in Akron, Ohio! This property generates income with both units occupied. Weather you're a seasoned investor or first time home buyer seeking passive income, this duplex offers solid upside potential with the conveniences of stores, restaurants, and entertainment close by. This gem also includes a home warranty for new buyers. Sold As-Is. .. Take your tour today!

11. 2026-02-02
    price $144,000 426-char remark

    Show marketing remark (426 chars)

    Welcome to this classic multi-family unit investment property in Akron, Ohio! This property generates income with both units occupied. Weather you're a seasoned investor or first time home buyer seeking passive income, this duplex offers solid upside potential with the conveniences of stores, restaurants, and entertainment close by. This gem also includes a home warranty for new buyers. Sold As-Is. .. Take your tour today!

12. 2025-12-28
    price $150,000 426-char remark

    Show marketing remark (426 chars)

    Welcome to this classic multi-family unit investment property in Akron, Ohio! This property generates income with both units occupied. Weather you're a seasoned investor or first time home buyer seeking passive income, this duplex offers solid upside potential with the conveniences of stores, restaurants, and entertainment close by. This gem also includes a home warranty for new buyers. Sold As-Is. .. Take your tour today!

13. 2025-11-16
    status Active 426-char remark

    Show marketing remark (426 chars)

    Welcome to this classic multi-family unit investment property in Akron, Ohio! This property generates income with both units occupied. Weather you're a seasoned investor or first time home buyer seeking passive income, this duplex offers solid upside potential with the conveniences of stores, restaurants, and entertainment close by. This gem also includes a home warranty for new buyers. Sold As-Is. .. Take your tour today!

14. 2025-11-16
    price $155,000 426-char remark

    Show marketing remark (426 chars)

    Welcome to this classic multi-family unit investment property in Akron, Ohio! This property generates income with both units occupied. Weather you're a seasoned investor or first time home buyer seeking passive income, this duplex offers solid upside potential with the conveniences of stores, restaurants, and entertainment close by. This gem also includes a home warranty for new buyers. Sold As-Is. .. Take your tour today!

15. 2025-10-09
    status Pending 426-char remark

    Show marketing remark (426 chars)

    Welcome to this classic multi-family unit investment property in Akron, Ohio! This property generates income with both units occupied. Weather you're a seasoned investor or first time home buyer seeking passive income, this duplex offers solid upside potential with the conveniences of stores, restaurants, and entertainment close by. This gem also includes a home warranty for new buyers. Sold As-Is. .. Take your tour today!

16. 2025-08-21
    price $129,000 426-char remark

    Show marketing remark (426 chars)

    Welcome to this classic multi-family unit investment property in Akron, Ohio! This property generates income with both units occupied. Weather you're a seasoned investor or first time home buyer seeking passive income, this duplex offers solid upside potential with the conveniences of stores, restaurants, and entertainment close by. This gem also includes a home warranty for new buyers. Sold As-Is. .. Take your tour today!

17. 2025-08-05
    listed $134,900 Active 426-char remark

    Show marketing remark (426 chars)

    Welcome to this classic multi-family unit investment property in Akron, Ohio! This property generates income with both units occupied. Weather you're a seasoned investor or first time home buyer seeking passive income, this duplex offers solid upside potential with the conveniences of stores, restaurants, and entertainment close by. This gem also includes a home warranty for new buyers. Sold As-Is. .. Take your tour today!

18. 2025-07-22
    historical
19. 2025-06-28
    price $134,900
20. 2025-05-31
    price $150,900
21. 2025-05-18
    listed $152,900 Active
22. 2023-02-21
    soldstatus $67,300 Closed
23. 2023-01-17
    status Pending
24. 2022-12-16
    price $69,900
25. 2022-11-22
    listed $79,900 Active
26. 2004-12-01
    soldstatus $13,000
27. 2004-11-10
    historical
28. 2004-08-12
    listed $17,000
29. 2000-10-26
    soldstatus $41,000
30. 2000-09-15
    soldstatus $35,000
31. 1995-06-05
    soldstatus $16,500
32. 1993-12-16
    historical
33. 1993-07-20
    listed $25,000
34. 1993-04-15
    historical
35. 1993-02-10
    listed $28,000

ⓘ 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: $1,803 · $150/mo
• Projected year-2 tax: $1,803 · $150/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,352
• − Mortgage interest: −$6,156
• − Property taxes: −$1,803
• − Insurance: −$550
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$3,197
• Taxable income: $10,430
• Est. tax owed @ 24.0%: −$2,503
• After-tax cash flow: $9,047/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): 20,905
• Household income: $41,688
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 1251.0

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 48% Black 38% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 2% Iranian 1% Scotch-Irish 1%
• Foreign-born: 4% · Vietnam, Canada, Philippines
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Vietnamese 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: ▼ -101.46%
• Current HPI: 132.768
• Rent YoY: ▲ 7.63%
• 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

+328.2% since first listed

28 events — show timeline

• 2026-04-30 Price Changed $119,900 MLSNOW
• 2026-04-15 Price Changed $129,900 MLSNOW
• 2026-02-28 Price Changed $135,000 MLSNOW
• 2026-02-02 Price Changed $144,000 MLSNOW
• 2025-12-28 Price Changed $150,000 MLSNOW
• 2025-11-16 Relisted — MLSNOW
• 2025-11-16 Price Changed $155,000 MLSNOW
• 2025-10-09 Pending — MLSNOW
• 2025-08-21 Price Changed $129,000 MLSNOW
• 2025-08-05 Listed $134,900 MLSNOW
• 2025-07-22 Listing Removed — MLSNOW
• 2025-06-28 Price Changed $134,900 MLSNOW
• 2025-05-31 Price Changed $150,900 MLSNOW
• 2025-05-18 Listed $152,900 MLSNOW
• 2023-02-21 Sold (MLS) $67,300 MLSNOW
• 2023-01-17 Pending — MLSNOW
• 2022-12-16 Price Changed $69,900 MLSNOW
• 2022-11-22 Listed $79,900 MLSNOW
• 2004-12-01 Sold (MLS) $13,000 MLSNOW
• 2004-11-10 Listing Removed — MLSNOW
• 2004-08-12 Listed $17,000 MLSNOW
• 2000-10-26 Sold (Public Records) $41,000 Public Records
• 2000-09-15 Sold (Public Records) $35,000 Public Records
• 1995-06-05 Sold (Public Records) $16,500 Public Records
• 1993-12-16 Listing Removed — MLSNOW
• 1993-07-20 Listed $25,000 MLSNOW
• 1993-04-15 Listing Removed — MLSNOW
• 1993-02-10 Listed $28,000 MLSNOW

Property tax history

+5.0%/yr

Latest (2025): $1,803 · -41.0% YoY. Source: county tax records.