57 Beck Ave · Akron, OH 44302

$110,000

3 bd · 2.0 ba · 1,932 sqft · MultiFamily public records · 1 Days on market

Built 1920 5,797 sqft lot Est $139k · 21% under

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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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.8/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

SOLD PRIOR TO PRINT

Key facts

• 5,797 sq ft lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Wood siding exterior; Asphalt/fiberglass roof; Year built per public records
• Construction: Wood siding construction; Asphalt/fiberglass roof
• Exterior features: Lot recorded by assessor

Interior

• Bedrooms: Total rooms: 7
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.4% vs local median 6.6% in Akron — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 27 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 37% of the median local income ($42k/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 $761 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 33y 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 $95k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $110,000

Questions for the listing agent

1. Built in 1920 — 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. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $139,104
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Beck Ave	0.11mi	3/2.0	2,145 (+11%)	7mo	$120,000	$56	70
114 Beck Ave	0.10mi	4/2.0 (+1)	1,680 (-13%)	2mo	$185,000	$110	66
150 S Portage Path	0.27mi	4/2.0 (+1)	1,934 (+0%)	20mo	$139,900	$72	65
18 Oakdale Ave	0.35mi	3/2.0	1,738 (-10%)	9mo	$137,000	$79	59
916-918 Peckham St	0.66mi	4/2.0 (+1)	1,960 (+1%)	7mo	$135,000	$69	56
621 W Exchange St	0.36mi	4/2.0 (+1)	1,785 (-8%)	12mo	$166,900	$94	55
915 Delia Ave	0.52mi	2/2.0 (-1)	1,800 (-7%)	13mo	$85,000	$47	48
1049 Jefferson Ave	0.70mi	4/3.0 (+1)	1,972 (+2%)	18mo	$115,000	$58	40
165 Portage Dr	0.74mi	4/2.0 (+1)	1,782 (-8%)	16mo	$138,000	$77	34

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-5,286
• Equity at exit: $16,401

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $11,712
• Equity at exit: $9,511

Cash invested: $30,800 (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 44302

• Active inventory: 27
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$577
• Tax from tax record: −$205 /mo · $2,463/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $196

Break-even live

Break-even rent $1,048

Max offer price $110,000

Occupancy floor 80%

Sensitivity live

Price	-10% $258	-5% $227	+0% $196	+5% $165	+10% $134
Rent	-10% $94	-5% $145	+0% $196	+5% $247	+10% $298
Rate	-1.0pp $251	-0.5pp $224	base $196	+0.5pp $167	+1.0pp $138

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
713 Crosby St Unit 1496092P Akron, OH	3.0	2.0	1840	$5,078	$2.76	22d	1	0.21mi
724 Crosby St Unit 1 Akron, OH	2.0	1.0	1582	$995	$0.63	45d	1	0.24mi
724 Crosby St Akron, OH	2.0	1.0	1582	$995	$0.63	24d	1	0.24mi
91 Westwood Ave Akron, OH	3.0	1.0	1631	$1,450	$0.89	15d	1	0.26mi
53 S Balch St Unit 55 Akron, OH	2.0	1.0	1500	$850	$0.57	15d	1	0.30mi
55 S Balch St Unit A Akron, OH	2.0	1.0	1500	$800	$0.53	24d	1	0.31mi
202 Westwood Ave Akron, OH	3.0	1.0	1344	$1,250	$0.93	15d	1	0.42mi
900 W Market St Akron, OH	2.0–3.0	1.5–2.0	1880	$2,340	$1.24	24d	6	0.47mi
80 N Portage Path Akron, OH	2.0–3.0	2.0	1462	$1,720	$1.18	45d	1	0.57mi
378 Wildwood Ave Akron, OH	4.0	1.0	1544	$1,200	$0.78	45d	1	0.59mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	45d	1	0.59mi
918 Bye St Akron, OH	3.0	1.0	1248	$1,200	$0.96	45d	1	0.62mi
25 N Rose Blvd Unit 1496095P Akron, OH	4.0	2.5	1603	$9,078	$5.66	22d	1	0.64mi
321 Grace Ave Akron, OH	3.0	2.0	1484	$1,175	$0.79	15d	1	0.71mi
295 Noble Ave Akron, OH	3.0	2.5	1488	$1,600	$1.08	45d	1	0.80mi
677 Crossings Ln Akron, OH	3.0	2.5	1440	$1,950	$1.35	24d	1	0.80mi
218 Twin Oaks Rd Unit 222-16 Akron, OH	3.0	2.0	1400	$1,500	$1.07	45d	1	0.87mi
637 Storer Ave Akron, OH	3.0	1.5	1322	$1,250	$0.95	15d	1	1.05mi
575 Noble Ave Akron, OH	3.0	1.0	1300	$1,350	$1.04	15d	1	1.09mi
686 East Ave Akron, OH	4.0	2.0	2032	$1,700	$0.84	45d	1	1.11mi
844 Lawton St Akron, OH	4.0	2.0	1240	$1,175	$0.95	45d	1	1.14mi
601 Glendora Ave Akron, OH	3.0	1.0	1310	$1,200	$0.92	45d	1	1.18mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$2,985	$2.49	24d	4	1.31mi

Listing history 14 events

1. 2026-05-21
   status Pending
2. 2026-05-21
   listed $110,000 Active
3. 2004-07-02
   soldstatus $95,100
4. 1999-11-18
   soldstatus $84,000
5. 1997-08-05
   historical
6. 1997-03-07
   listed $65,000
7. 1994-08-24
   soldstatus $57,000
8. 1994-05-25
   listed $59,900
9. 1994-05-25
   listed $59,900
10. 1994-03-15
    historical
11. 1994-03-15
    historical
12. 1993-08-24
    listed $59,900
13. 1993-08-24
    listed $59,900
14. 1990-10-26
    soldstatus $49,500

ⓘ 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: $2,463 · $205/mo
• Projected year-2 tax: $2,463 · $205/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: $15,552
• − Mortgage interest: −$6,162
• − Property taxes: −$2,463
• − Insurance: −$550
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$3,200
• Taxable income: $689
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $2,186/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): 5,474
• Household income: $42,400
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 372.0

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 51% Black 34% Two or more races 8% Asian 4% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Romanian 3% Lithuanian 2%
• Foreign-born: 7% · India, Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 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: ▼ -127.53%
• Current HPI: 209.7327
• 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

+122.2% since first listed

14 events — show timeline

• 2026-05-21 Pending — MLSNOW
• 2026-05-21 Listed $110,000 MLSNOW
• 2004-07-02 Sold (Public Records) $95,100 Public Records
• 1999-11-18 Sold (Public Records) $84,000 Public Records
• 1997-08-05 Listing Removed — MLSNOW
• 1997-03-07 Listed $65,000 MLSNOW
• 1994-08-24 Sold (Public Records) $57,000 Public Records
• 1994-05-25 Listed $59,900 MLSNOW
• 1994-05-25 Listed $59,900 MLSNOW
• 1994-03-15 Listing Removed — MLSNOW
• 1994-03-15 Listing Removed — MLSNOW
• 1993-08-24 Listed $59,900 MLSNOW
• 1993-08-24 Listed $59,900 MLSNOW
• 1990-10-26 Sold (Public Records) $49,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,463 · -1.0% YoY. Source: county tax records.