499 Brown St · Akron, OH 44311

$145,000

3 bd · 2.0 ba · 1,454 sqft · MultiFamily public records · 72 Days on market

Built 1884 10,497 sqft lot $100/sqft · 12% above area Est $129k · 12% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.9/15.0
• 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

Excellent investment or owner-occupant opportunity at this updated Akron duplex, where major capital expenditures have already been addressed, including a brand-new roof installed in 2025. The first-floor unit features a spacious two-bedroom layout, while the upstairs unit provides a comfortable one-bedroom space, with each unit benefiting from its own full bathroom. The property features reliable mechanicals with a 2018 furnace and a 2017 water heater, alongside updated electrical panels and flooring. Both units offer modern conveniences, including a shared washer and dryer from 2021 and a mix of newer refrigerators and ranges. Recent interior improvements include a newer shower and vanity upstairs, while the downstairs unit has been refreshed for maximum appeal. The property is well-maintained with recent tree clearing and a clear roadmap for additional value-add improvements to the exterior and landscaping. For those looking to expand their footprint, this property is available for individual purchase or as part of a larger strategic portfolio along Brown Street. Purchasing this duplex alongside neighboring units at 505, 511, and 517 Brown Street offers a rare chance to acquire a concentrated block of real estate with high revenue potential in a single transaction. Whether you are a first-time landlord or a seasoned investor seeking to scale, this property provides the perfect blend of stability and future upside. Seller Financing available for the full portfolio of properties.

Key facts

• Updated akron duplex
• Reliable mechanicals
• Newer shower

Tags

• UPDATED AKRON DUPLEX
• NEW ROOF
• RELIABLE MECHANICALS
• UPDATED ELECTRICAL PANELS
• SHARED WASHER AND DRYER
• NEWER SHOWER

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive. Per door: $336/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $2,158/mo this rent would consume 106% 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 $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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $145k implies a 142% 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 $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.49% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.85%
• DSCR: 1.88
• GRM: 5.6

CMA / ARV

• ARV (median comp): $128,967
• List price: $145,000
• Delta: 12.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Sterling Ct	0.18mi	4/2.0 (+1)	1,466 (+1%)	9mo	$125,500	$86	77
399 Crouse St	0.14mi	4/2.0 (+1)	1,575 (+8%)	3mo	$100,000	$63	72
403 Spicer St	0.20mi	4/2.0 (+1)	1,595 (+10%)	3mo	$125,000	$78	67
494 Gage St	0.14mi	3/2.0	1,574 (+8%)	16mo	$70,000	$44	66
394 E South St	0.49mi	3/2.0	1,392 (-4%)	5mo	$92,000	$66	66
841 Grant St	0.71mi	3/2.0	1,550 (+7%)	5mo	$40,000	$26	51
584 Sherman St	0.38mi	4/2.0 (+1)	1,648 (+13%)	15mo	$73,500	$45	43

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: 12.0%
• Equity multiple: 1.48×
• Total profit: $19,325
• Equity at exit: $21,620

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $72,110
• Equity at exit: $12,537

Cash invested: $40,600 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,158 high
• Mortgage (P&I): −$760
• Tax from tax record: −$212 /mo · $2,550/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $672

Break-even live

Break-even rent $1,308

Max offer price $145,000

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,158
Total (2 units)			$2,158

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	23d	1	0.06mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	23d	1	0.06mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	23d	1	0.07mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	0.12mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	44d	1	0.14mi
455 Spicer St Akron, OH	2.0	1.0	1872	$975	$0.52	14d	1	0.14mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	44d	1	0.16mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	0.23mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	44d	1	0.26mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	44d	1	0.31mi
658 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	0.32mi
662 Sumner St Akron, OH	2.0	1.0	915	$999	$1.09	44d	1	0.33mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	23d	1	0.34mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,400	$1.70	14d	14	0.36mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,085	$1.30	14d	3	0.37mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	44d	1	0.47mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	44d	1	0.54mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	44d	1	0.63mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	0.72mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.74mi
545 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	900	$1,300	$1.44	44d	1	0.74mi
22 E Exchange St Unit 421 Akron, OH	2.0	2.0	985	$1,514	$1.54	44d	1	0.79mi
22 E Exchange St Unit 256 Akron, OH	2.0	2.0	920	$1,544	$1.68	44d	1	0.79mi
22 E Exchange St Unit 115 Akron, OH	2.0	2.0	1039	$1,585	$1.53	44d	1	0.79mi
22 E Exchange St Unit 429 Akron, OH	2.0	2.0	1032	$1,515	$1.47	21d	1	0.79mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	44d	1	0.79mi
22 E Exchange St Unit 253 Akron, OH	2.0	2.0	958	$1,565	$1.63	14d	1	0.79mi
22 E Exchange St Unit 339 Akron, OH	2.0	2.0	976	$1,434	$1.47	44d	1	0.79mi
22 E Exchange St Apt 335 Akron, OH	2.0	2.0	963	$1,466	$1.52	44d	1	0.79mi
22 E Exchange St Unit 233 Akron, OH	2.0	2.0	1052	$1,599	$1.52	44d	1	0.79mi
22 E Exchange St Unit 454 Akron, OH	2.0	2.0	958	$1,565	$1.63	44d	1	0.79mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	23d	1	0.80mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,534	$1.88	14d	54	0.80mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	23d	1	0.81mi
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	14d	1	0.81mi
530 S Main St Akron, OH	1.0–2.0	1.0–2.0	937	$2,195	$2.34	44d	2	0.88mi
629 Morgan Ave Akron, OH	2.0	1.0	960	$1,200	$1.25	44d	1	0.89mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	44d	1	0.95mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	44d	1	0.98mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	44d	1	0.99mi

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 72 DOM
2. 2026-06-17
   days on market $145,000 Active 71 DOM
3. 2026-06-16
   days on market $145,000 Active 70 DOM
4. 2026-06-15
   days on market $145,000 Active 69 DOM
5. 2026-06-14
   days on market $145,000 Active 67 DOM
6. 2026-06-13
   days on market $145,000 Active 66 DOM
7. 2026-06-10
   days on market $145,000 Active 64 DOM
8. 2026-06-09
   days on market $145,000 Active 63 DOM
9. 2026-06-08
   days on market $145,000 Active 62 DOM
10. 2026-06-07
    days on market $145,000 Active 61 DOM
11. 2026-06-05
    days on market $145,000 Active 58 DOM
12. 2026-06-03
    days on market $145,000 Active 57 DOM
13. 2026-06-02
    days on market $145,000 Active 56 DOM
14. 2026-06-01
    days on market $145,000 Active 55 DOM
15. 2026-05-31
    days on market $145,000 Active 54 DOM
16. 2026-05-31
    days on market $145,000 Active 53 DOM
17. 2026-04-07
    listed $145,000 Active 1505-char remark

    Show marketing remark (1505 chars)

    Excellent investment or owner-occupant opportunity at this updated Akron duplex, where major capital expenditures have already been addressed, including a brand-new roof installed in 2025. The first-floor unit features a spacious two-bedroom layout, while the upstairs unit provides a comfortable one-bedroom space, with each unit benefiting from its own full bathroom. The property features reliable mechanicals with a 2018 furnace and a 2017 water heater, alongside updated electrical panels and flooring. Both units offer modern conveniences, including a shared washer and dryer from 2021 and a mix of newer refrigerators and ranges. Recent interior improvements include a newer shower and vanity upstairs, while the downstairs unit has been refreshed for maximum appeal. The property is well-maintained with recent tree clearing and a clear roadmap for additional value-add improvements to the exterior and landscaping. For those looking to expand their footprint, this property is available for individual purchase or as part of a larger strategic portfolio along Brown Street. Purchasing this duplex alongside neighboring units at 505, 511, and 517 Brown Street offers a rare chance to acquire a concentrated block of real estate with high revenue potential in a single transaction. Whether you are a first-time landlord or a seasoned investor seeking to scale, this property provides the perfect blend of stability and future upside. Seller Financing available for the full portfolio of properties.

18. 2001-10-19
    soldstatus $60,000

ⓘ 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: $2,550 · $212/mo
• Projected year-2 tax: $2,550 · $212/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 ≥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: $25,896
• − Mortgage interest: −$8,122
• − Property taxes: −$2,550
• − Insurance: −$725
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − Depreciation: −$4,218
• Taxable income: $6,137
• Est. tax owed @ 24.0%: −$1,473
• After-tax cash flow: $6,585/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

+141.7% since first listed

2 events — show timeline

• 2026-04-07 Listed $145,000 MLSNOW
• 2001-10-19 Sold (Public Records) $60,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,550 · -5.0% YoY. Source: county tax records.