639 Fulmer Ave · Akron, OH 44312

$185,000

4 bd · 2.0 ba · 1,456 sqft · MultiFamily public records · 45 Days on market

Built 1962 5,201 sqft lot $127/sqft · 11% above area Est $167k · 11% over

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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 +18.6/30.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• ARV discount +2.6/15.0
• 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: 2 units. confirmed

Listing remarks MLS

Great opportunity for owner occupant or investment. This property features two very nicely update side-by-side units. New owner could move right into the available unit and enjoy rental income from the well-maintained occupied unit. Updates include new carpet, wood floors, freshly painted, updated bath vanities, new appliances and more. Shows wonderfully. A true must-see! Call today for your showing.

Key facts

• 5,201 sq ft lot
• 2 garage spots
• Built 1962

Property features AI

Finance

• Financial info: Gross monthly income listed as $1,900; Individual unit rents: $950 and $950 (both units leased); One unit lease expires May 31, 2026

Exterior

• Parking: Attached 2-car garage; Parking includes attached garage, basement access, and concrete surfaces
• Utilities: Public water; Public sewer
• Home design: Multi-family property with 1 building; 2 total stories (1 main story listed); Asphalt and fiberglass roof
• Construction: Aluminum and vinyl siding; Block foundation; Built (year per public records)
• Exterior features: Partial fencing

Interior

• Kitchen: Kitchens present in each unit
• Bedrooms: Two 2-bedroom units (both units leased)
• Bathrooms: Unit 1: 4 total bathrooms; Unit 2: 1 total bathroom; Property has 2 full bathrooms (listed elsewhere)
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Unfinished basement; 8 total rooms
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive. Per door: $90/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Hatton Community Learning Center (math 42% / reading 42%, grade F, #1,030 of 1,584 statewide, top 66%, 460 students, 0% FRL); Hyre Community Learning Center (math 23% / reading 33%, grade F, #583 of 654 statewide, top 89%, 713 students, 0% FRL); Ellet Community Learning Center (math 30% / reading 42%, grade F, #579 of 781 statewide, top 74%, 968 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 135 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 45 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1962 — 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. 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?
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: 1.01% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (median comp): $166,792
• List price: $185,000
• Delta: 10.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 Stephens Rd	0.03mi	4/2.0	1,456 (0%)	22mo	$170,000	$117	80
1628 Merrill Ave	0.43mi	4/2.0	1,440 (-1%)	1mo	$96,330	$67	77
590 & 592 Herbert Rd	0.36mi	4/2.0	1,508 (+4%)	2mo	$185,000	$123	76
597 Baldwin Rd	0.13mi	4/2.0	1,440 (-1%)	22mo	$189,900	$132	74
600-602 Hillman Rd	0.09mi	4/4.0	1,572 (+8%)	8mo	$220,000	$140	68

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-18,533
• Equity at exit: $27,584

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-1,282
• Equity at exit: $15,995

Cash invested: $51,800 (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 44312

• Active inventory: 135
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$970
• Tax from tax record: −$255 /mo · $3,060/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $179

Break-even live

Break-even rent $1,648

Max offer price $185,000

Occupancy floor 85%

Sensitivity live

Price	-10% $284	-5% $231	+0% $179	+5% $127	+10% $74
Rent	-10% $31	-5% $105	+0% $179	+5% $253	+10% $327
Rate	-1.0pp $272	-0.5pp $226	base $179	+0.5pp $131	+1.0pp $82

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,876
Total (2 units)			$1,875

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
931 Crestline Dr Akron, OH	3.0	1.0	976	$1,550	$1.59	16d	1	1.05mi
2723 Priscilla Ave Akron, OH	5.0	2.0	1548	$2,000	$1.29	23d	1	1.38mi
1125 Georgia Ave Akron, OH	3.0	1.0	1060	$1,300	$1.23	16d	1	1.42mi

Listing history 35 events

1. 2026-06-21
   days on market $185,000 Active 45 DOM
2. 2026-06-18
   days on market $185,000 Active 42 DOM
3. 2026-06-17
   days on market $185,000 Active 41 DOM
4. 2026-06-16
   days on market $185,000 Active 40 DOM
5. 2026-06-15
   days on market $185,000 Active 39 DOM
6. 2026-06-14
   days on market $185,000 Active 37 DOM
7. 2026-06-13
   days on market $185,000 Active 36 DOM
8. 2026-06-10
   days on market $185,000 Active 34 DOM
9. 2026-06-09
   days on market $185,000 Active 33 DOM
10. 2026-06-08
    days on market $185,000 Active 32 DOM
11. 2026-06-07
    days on market $185,000 Active 31 DOM
12. 2026-06-05
    pricedays on market $185,000 Active 28 DOM
13. 2026-06-03
    days on market $195,000 Active 27 DOM
14. 2026-06-02
    days on market $195,000 Active 26 DOM
15. 2026-06-01
    days on market $195,000 Active 25 DOM
16. 2026-05-31
    days on market $195,000 Active 24 DOM
17. 2026-05-31
    days on market $195,000 Active 23 DOM
18. 2026-05-06
    listed $195,000 Active 306-char remark
19. 2022-06-28
    soldstatus $140,000
20. 2020-09-28
    historical
21. 2020-09-09
    price $139,900
22. 2020-08-16
    price $144,900
23. 2020-06-26
    price $149,500
24. 2020-05-15
    listed $155,000 Active
25. 2017-06-30
    soldstatus $74,500 Sold

    Show marketing remark (404 chars)

    Great opportunity for owner occupant or investment. This property features two very nicely update side-by-side units. New owner could move right into the available unit and enjoy rental income from the well-maintained occupied unit. Updates include new carpet, wood floors, freshly painted, updated bath vanities, new appliances and more. Shows wonderfully. A true must-see! Call today for your showing.

26. 2017-06-30
    soldstatus $74,500

    Show marketing remark (404 chars)

    Great opportunity for owner occupant or investment. This property features two very nicely update side-by-side units. New owner could move right into the available unit and enjoy rental income from the well-maintained occupied unit. Updates include new carpet, wood floors, freshly painted, updated bath vanities, new appliances and more. Shows wonderfully. A true must-see! Call today for your showing.

27. 2017-04-11
    status Pending

    Show marketing remark (404 chars)

    Great opportunity for owner occupant or investment. This property features two very nicely update side-by-side units. New owner could move right into the available unit and enjoy rental income from the well-maintained occupied unit. Updates include new carpet, wood floors, freshly painted, updated bath vanities, new appliances and more. Shows wonderfully. A true must-see! Call today for your showing.

28. 2017-04-07
    historical

    Show marketing remark (404 chars)

    Great opportunity for owner occupant or investment. This property features two very nicely update side-by-side units. New owner could move right into the available unit and enjoy rental income from the well-maintained occupied unit. Updates include new carpet, wood floors, freshly painted, updated bath vanities, new appliances and more. Shows wonderfully. A true must-see! Call today for your showing.

29. 2017-03-28
    price $79,900

    Show marketing remark (404 chars)

    Great opportunity for owner occupant or investment. This property features two very nicely update side-by-side units. New owner could move right into the available unit and enjoy rental income from the well-maintained occupied unit. Updates include new carpet, wood floors, freshly painted, updated bath vanities, new appliances and more. Shows wonderfully. A true must-see! Call today for your showing.

30. 2017-03-05
    price $84,900

    Show marketing remark (404 chars)

    Great opportunity for owner occupant or investment. This property features two very nicely update side-by-side units. New owner could move right into the available unit and enjoy rental income from the well-maintained occupied unit. Updates include new carpet, wood floors, freshly painted, updated bath vanities, new appliances and more. Shows wonderfully. A true must-see! Call today for your showing.

31. 2016-12-22
    price $89,000

    Show marketing remark (404 chars)

    Great opportunity for owner occupant or investment. This property features two very nicely update side-by-side units. New owner could move right into the available unit and enjoy rental income from the well-maintained occupied unit. Updates include new carpet, wood floors, freshly painted, updated bath vanities, new appliances and more. Shows wonderfully. A true must-see! Call today for your showing.

32. 2016-12-22
    listed $8,900 Active

    Show marketing remark (404 chars)

    Great opportunity for owner occupant or investment. This property features two very nicely update side-by-side units. New owner could move right into the available unit and enjoy rental income from the well-maintained occupied unit. Updates include new carpet, wood floors, freshly painted, updated bath vanities, new appliances and more. Shows wonderfully. A true must-see! Call today for your showing.

33. 2016-09-26
    historical
34. 2016-09-13
    price $89,900
35. 2016-07-09
    listed $97,900 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: $3,060 · $255/mo
• Projected year-2 tax: $3,060 · $255/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,500
• − Mortgage interest: −$10,363
• − Property taxes: −$3,060
• − Insurance: −$925
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$5,382
• Taxable loss: −$829
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $2,347/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): 30,280
• Household income: $65,480
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 483.0

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: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -203.00%
• Current HPI: 197.5988
• 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

+89.0% since first listed

20 events — show timeline

• 2026-06-04 Price Changed $185,000 MLSNOW
• 2026-06-04 Price Changed $189,800 MLSNOW
• 2026-05-06 Listed $195,000 MLSNOW
• 2022-06-28 Sold (Public Records) $140,000 Public Records
• 2020-09-28 Listing Removed — MLSNOW
• 2020-09-09 Price Changed $139,900 MLSNOW
• 2020-08-16 Price Changed $144,900 MLSNOW
• 2020-06-26 Price Changed $149,500 MLSNOW
• 2020-05-15 Listed $155,000 MLSNOW
• 2017-06-30 Sold (Public Records) $74,500 Public Records
• 2017-06-30 Sold (MLS) $74,500 MLSNOW
• 2017-04-11 Pending — MLSNOW
• 2017-04-07 Listing Removed — MLSNOW
• 2017-03-28 Price Changed $79,900 MLSNOW
• 2017-03-05 Price Changed $84,900 MLSNOW
• 2016-12-22 Price Changed $89,000 MLSNOW
• 2016-12-22 Listed $8,900 MLSNOW
• 2016-09-26 Listing Removed — MLSNOW
• 2016-09-13 Price Changed $89,900 MLSNOW
• 2016-07-09 Listed $97,900 MLSNOW

Property tax history

+2.1%/yr

Latest (2025): $3,060 · +0.2% YoY. Source: county tax records.