665 Kling St · Akron, OH 44311

$109,900

2 bd · 2.0 ba · 1,547 sqft · SingleFamily public records · 43 Days on market

Built 1894 10,162 sqft lot $71/sqft · 11% below area Est $110k · at est.

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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 +27.5/30.0
• DSCR +9.7/10.0
• ARV discount +7.7/15.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully occupied duplex that is professionally managed. Tenants are paying $1475 along with all utilities. Photos are of the upstairs unit prior to tenant's move in. The downstair's unit has 2 bedrooms, living room, large kitchen, and full bathroom. The upstair's unit has 2 bedrooms, kitchen, and bathroom. There is a common laundry off the first floor unit that both units have access to. There is a large side yard that is being used for additional parking along with a spacious back yard.

Key facts

• Common laundry
• Spacious back yard
• Large side yard

Tags

• COMMON LAUNDRY
• LARGE SIDE YARD
• SPACIOUS BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 54 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $1,235/mo this rent would consume 61% 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 $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 + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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 $85k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (median comp): $110,371
• List price: $109,900
• Delta: -0.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
671 Kling St	0.01mi	2/2.0	1,500 (-3%)	1mo	$86,500	$58	94
634 Kling St	0.07mi	3/3.0 (+1)	1,547 (0%)	5mo	$92,500	$60	84
625 Allyn St	0.12mi	3/1.5 (+1)	1,500 (-3%)	15mo	$38,000	$25	70
820 Brown St	0.33mi	3/1.0 (+1)	1,620 (+5%)	1mo	$28,000	$17	67
888 Beardsley St	0.43mi	3/2.0 (+1)	1,453 (-6%)	3mo	$92,000	$63	62
495 Beacon St	0.34mi	3/1.5 (+1)	1,672 (+8%)	7mo	$108,000	$65	58
319 Sterling Ct	0.40mi	3/2.0 (+1)	1,400 (-10%)	5mo	$140,000	$100	56
705 Darkow St	0.48mi	3/2.0 (+1)	1,600 (+3%)	14mo	$134,000	$84	55
749 Mckinley Ave	0.71mi	3/2.0 (+1)	1,446 (-6%)	3mo	$180,000	$124	49
426 Margaret St	0.54mi	3/1.0 (+1)	1,624 (+5%)	11mo	$84,999	$52	48
278 Wheeler St	0.44mi	3/2.0 (+1)	1,344 (-13%)	10mo	$120,000	$89	44
559 Nash St	0.71mi	3/1.0 (+1)	1,373 (-11%)	11mo	$39,559	$29	30

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: 2.5%
• Equity multiple: 1.09×
• Total profit: $2,913
• Equity at exit: $16,386

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $29,083
• 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 44311

• Home prices YoY: -28.4%
• Active inventory: 54
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$576
• Tax from tax record: −$27 /mo · $328/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $326

Break-even live

Break-even rent $822

Max offer price $109,900

Occupancy floor 69%

Sensitivity live

Price	-10% $388	-5% $357	+0% $326	+5% $295	+10% $264
Rent	-10% $229	-5% $277	+0% $326	+5% $375	+10% $424
Rate	-1.0pp $381	-0.5pp $354	base $326	+0.5pp $298	+1.0pp $269

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,200	$1.46	14d	14	0.35mi
455 Spicer St Akron, OH	2.0	1.0	1872	$975	$0.52	14d	1	0.38mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.46mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	24d	1	0.47mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$875	$1.05	14d	3	0.59mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	24d	1	0.74mi
450 Stanton Ave Akron, OH	3.0	2.0	1927	$1,425	$0.74	44d	1	0.80mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	24d	1	0.92mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	44d	2	0.94mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,198	$1.47	14d	54	0.96mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	44d	1	0.96mi
22 E Exchange St Unit 233 Akron, OH	2.0	2.0	1052	$1,599	$1.52	44d	1	0.96mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	44d	1	1.01mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	1.01mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	44d	1	1.03mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	24d	1	1.13mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	24d	1	1.20mi
1298 Bellows St Akron, OH	3.0	1.0	1300	$1,250	$0.96	44d	1	1.24mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	1.24mi
931 Trimble Dr Akron, OH	2.0	1.5	1448	$1,495	$1.03	24d	1	1.25mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$1,925	$1.61	24d	4	1.26mi
1204 Inman St Akron, OH	3.0	1.0	1080	$1,200	$1.11	24d	1	1.39mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	44d	1	1.49mi

Listing history 25 events

1. 2026-06-02
   status $109,900 Pending 43 DOM
2. 2026-06-01
   days on market $109,900 Active 43 DOM
3. 2026-05-31
   days on market $109,900 Active 42 DOM
4. 2026-05-31
   days on market $109,900 Active 41 DOM
5. 2026-05-18
   status Active 490-char remark

   Show marketing remark (490 chars)

   Fully occupied duplex that is professionally managed. Tenants are paying $1475 along with all utilities. Photos are of the upstairs unit prior to tenant's move in. The downstair's unit has 2 bedrooms, living room, large kitchen, and full bathroom. The upstair's unit has 2 bedrooms, kitchen, and bathroom. There is a common laundry off the first floor unit that both units have access to. There is a large side yard that is being used for additional parking along with a spacious back yard.

6. 2026-05-13
   status Pending 490-char remark

   Show marketing remark (490 chars)

   Fully occupied duplex that is professionally managed. Tenants are paying $1475 along with all utilities. Photos are of the upstairs unit prior to tenant's move in. The downstair's unit has 2 bedrooms, living room, large kitchen, and full bathroom. The upstair's unit has 2 bedrooms, kitchen, and bathroom. There is a common laundry off the first floor unit that both units have access to. There is a large side yard that is being used for additional parking along with a spacious back yard.

7. 2026-04-27
   status Active 490-char remark

   Show marketing remark (490 chars)

   Fully occupied duplex that is professionally managed. Tenants are paying $1475 along with all utilities. Photos are of the upstairs unit prior to tenant's move in. The downstair's unit has 2 bedrooms, living room, large kitchen, and full bathroom. The upstair's unit has 2 bedrooms, kitchen, and bathroom. There is a common laundry off the first floor unit that both units have access to. There is a large side yard that is being used for additional parking along with a spacious back yard.

8. 2026-04-23
   status Pending 490-char remark

   Show marketing remark (490 chars)

   Fully occupied duplex that is professionally managed. Tenants are paying $1475 along with all utilities. Photos are of the upstairs unit prior to tenant's move in. The downstair's unit has 2 bedrooms, living room, large kitchen, and full bathroom. The upstair's unit has 2 bedrooms, kitchen, and bathroom. There is a common laundry off the first floor unit that both units have access to. There is a large side yard that is being used for additional parking along with a spacious back yard.

9. 2026-04-09
   listed $109,900 Active 490-char remark

   Show marketing remark (490 chars)

   Fully occupied duplex that is professionally managed. Tenants are paying $1475 along with all utilities. Photos are of the upstairs unit prior to tenant's move in. The downstair's unit has 2 bedrooms, living room, large kitchen, and full bathroom. The upstair's unit has 2 bedrooms, kitchen, and bathroom. There is a common laundry off the first floor unit that both units have access to. There is a large side yard that is being used for additional parking along with a spacious back yard.

10. 2025-05-20
    historical $650
11. 2025-05-13
    listed $650
12. 2024-07-29
    historical $595
13. 2024-07-23
    listed $595
14. 2022-02-07
    soldstatus $85,000 Closed 266-char remark

    Show marketing remark (266 chars)

    Clean two unit in Akron U Area. Many updates in the last 3 years (flooring, kitchen, carpet). Appliances include one washer and dryer, 2 full size refrigerators, 1 full size stove, 1 apartment size stove. Property has driveway with garage plus side yard for parking.

15. 2022-02-06
    status Pending 266-char remark

    Show marketing remark (266 chars)

    Clean two unit in Akron U Area. Many updates in the last 3 years (flooring, kitchen, carpet). Appliances include one washer and dryer, 2 full size refrigerators, 1 full size stove, 1 apartment size stove. Property has driveway with garage plus side yard for parking.

16. 2021-12-17
    historical Contingent 266-char remark

    Show marketing remark (266 chars)

    Clean two unit in Akron U Area. Many updates in the last 3 years (flooring, kitchen, carpet). Appliances include one washer and dryer, 2 full size refrigerators, 1 full size stove, 1 apartment size stove. Property has driveway with garage plus side yard for parking.

17. 2021-11-23
    status Active 266-char remark

    Show marketing remark (266 chars)

    Clean two unit in Akron U Area. Many updates in the last 3 years (flooring, kitchen, carpet). Appliances include one washer and dryer, 2 full size refrigerators, 1 full size stove, 1 apartment size stove. Property has driveway with garage plus side yard for parking.

18. 2021-11-16
    historical Contingent 266-char remark

    Show marketing remark (266 chars)

    Clean two unit in Akron U Area. Many updates in the last 3 years (flooring, kitchen, carpet). Appliances include one washer and dryer, 2 full size refrigerators, 1 full size stove, 1 apartment size stove. Property has driveway with garage plus side yard for parking.

19. 2021-11-05
    listed $89,900 Active 266-char remark

    Show marketing remark (266 chars)

    Clean two unit in Akron U Area. Many updates in the last 3 years (flooring, kitchen, carpet). Appliances include one washer and dryer, 2 full size refrigerators, 1 full size stove, 1 apartment size stove. Property has driveway with garage plus side yard for parking.

20. 2018-04-27
    soldstatus $50,000 Sold
21. 2018-01-17
    status Pending
22. 2018-01-09
    historical Contingent
23. 2018-01-08
    price $56,000
24. 2018-01-08
    historical
25. 2018-01-03
    listed $54,500 Active

ⓘ 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: $328 · $27/mo
• Projected year-2 tax: $1,021 · $85/mo
• Expected delta: +$693/yr (+$58/mo · 211.4%)

ⓘ 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 · 16 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: $14,819
• − Mortgage interest: −$6,156
• − Property taxes: −$328
• − Insurance: −$550
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$3,197
• Taxable income: $2,217
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $3,381/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

+101.7% since first listed

21 events — show timeline

• 2026-05-18 Relisted — MLSNOW
• 2026-05-13 Pending — MLSNOW
• 2026-04-27 Relisted — MLSNOW
• 2026-04-23 Pending — MLSNOW
• 2026-04-09 Listed $109,900 MLSNOW
• 2025-05-20 Rental Removed $650 TENANTTURNER2
• 2025-05-13 Listed for Rent $650 TENANTTURNER2
• 2024-07-29 Rental Removed $595 RENTEC
• 2024-07-23 Listed for Rent $595 RENTEC
• 2022-02-07 Sold (MLS) $85,000 MLSNOW
• 2022-02-06 Pending — MLSNOW
• 2021-12-17 Contingent — MLSNOW
• 2021-11-23 Relisted — MLSNOW
• 2021-11-16 Contingent — MLSNOW
• 2021-11-05 Listed $89,900 MLSNOW
• 2018-04-27 Sold (MLS) $50,000 MLSNOW
• 2018-01-17 Pending — MLSNOW
• 2018-01-09 Contingent — MLSNOW
• 2018-01-08 Price Changed $56,000 MLSNOW
• 2018-01-08 Listing Removed — MLSNOW
• 2018-01-03 Listed $54,500 MLSNOW

Property tax history

-28.0%/yr

Latest (2017): $328 · -1.2% YoY. Source: county tax records.