565 Brown St · Akron, OH 44311

$119,000

4 bd · 2.0 ba · 1,473 sqft · SingleFamily public records · 17 Days on market

Built 1909 5,998 sqft lot Est $93k · 28% 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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on the opportunity to own this fantastic home. Recently updated kitchen with new cabinets and flooring. New carpet on first floor and a beautiful covered front porch that was recently redone. This is a large four bedroom home with two full bathrooms. Behind the home you will find ample parking which is rare for the area. Great opportunity for an owner occupant and could also be a great investment with close proximity to Akron U.

Key facts

• Covered front porch
• Ample parking
• Updated kitchen

Tags

• UPDATED KITCHEN
• COVERED FRONT PORCH
• AMPLE PARKING
• CLOSE PROXIMITY TO AKRON U

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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 $1,302/mo this rent would consume 64% 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 $823 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1909 — 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. 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?
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: 1.09% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $92,799
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
650 Kling St	0.17mi	4/2.0	1,456 (-1%)	3mo	$158,000	$109	87
463 Allyn St	0.31mi	5/2.0 (+1)	1,476 (+0%)	8mo	$105,000	$71	74
508 Crouse St	0.33mi	4/2.0	1,370 (-7%)	2mo	$62,500	$46	72
634 Kling St	0.15mi	3/3.0 (-1)	1,547 (+5%)	5mo	$92,500	$60	72
319 Sterling Ct	0.29mi	3/2.0 (-1)	1,400 (-5%)	5mo	$140,000	$100	69
888 Beardsley St	0.60mi	3/2.0 (-1)	1,453 (-1%)	3mo	$92,000	$63	62
642 Gridley Ave	0.58mi	4/2.0	1,399 (-5%)	5mo	$45,000	$32	61
713 Kling St	0.26mi	4/1.0	1,302 (-12%)	5mo	$75,000	$58	60
495 Beacon St	0.17mi	3/1.5 (-1)	1,672 (+14%)	7mo	$108,000	$65	57
820 Brown St	0.48mi	3/1.0 (-1)	1,620 (+10%)	1mo	$28,000	$17	51
885 Brown St	0.60mi	4/2.0	1,280 (-13%)	2mo	$93,500	$73	48
668 Sherman St	0.39mi	3/1.0 (-1)	1,274 (-14%)	4mo	$60,000	$47	47

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-7,808
• Equity at exit: $17,743

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $8,078
• Equity at exit: $10,289

Cash invested: $33,320 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,302 high
• Mortgage (P&I): −$624
• Tax from tax record: −$175 /mo · $2,106/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $180

Break-even live

Break-even rent $1,075

Max offer price $119,000

Occupancy floor 81%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	0.07mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	23d	1	0.15mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	23d	1	0.18mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	23d	1	0.19mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	43d	1	0.22mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	23d	1	0.23mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	43d	1	0.25mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	43d	1	0.30mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	43d	1	0.32mi
497 Sumner St Akron, OH	5.0	2.0	1776	$1,295	$0.73	43d	1	0.34mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	0.35mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,600	$1.94	14d	14	0.35mi
768 Beardsley St Akron, OH	5.0	1.5	1714	$1,500	$0.88	14d	1	0.36mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	43d	1	0.40mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,295	$1.55	14d	3	0.48mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	43d	1	0.51mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	23d	1	0.58mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	14d	1	0.60mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	43d	1	0.61mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	43d	1	0.81mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	23d	1	0.83mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	43d	1	0.85mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	23d	1	0.86mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	43d	1	0.88mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	43d	1	0.89mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,871	$2.30	14d	54	0.89mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	43d	1	0.96mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	43d	1	0.96mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	43d	1	0.97mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	43d	1	0.98mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	43d	1	0.99mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	43d	1	1.01mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	43d	1	1.05mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	43d	1	1.05mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	23d	1	1.08mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	43d	1	1.08mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	43d	1	1.11mi
1282 Andrus St Akron, OH	4.0	1.0	1242	$1,195	$0.96	43d	1	1.15mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	23d	1	1.15mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$2,985	$2.49	23d	4	1.15mi

Listing history 14 events

1. 2026-06-18
   days on market $119,000 Active 17 DOM
2. 2026-06-17
   days on market $119,000 Active 16 DOM
3. 2026-06-16
   days on market $119,000 Active 15 DOM
4. 2026-06-15
   days on market $119,000 Active 14 DOM
5. 2026-06-14
   days on market $119,000 Active 12 DOM
6. 2026-06-13
   days on market $119,000 Active 11 DOM
7. 2026-06-10
   days on market $119,000 Active 9 DOM
8. 2026-06-09
   days on market $119,000 Active 8 DOM
9. 2026-06-08
   days on market $119,000 Active 7 DOM
10. 2026-06-07
    days on market $119,000 Active 6 DOM
11. 2026-06-05
    days on market $119,000 Active 3 DOM
12. 2026-06-03
    days on market $119,000 Active 2 DOM
13. 2026-06-02
    remarks 447-char remark
14. 2026-06-02
    listed $119,000 Active 1 DOM

ⓘ 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: $2,106 · $175/mo
• Projected year-2 tax: $2,106 · $175/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: $15,626
• − Mortgage interest: −$6,666
• − Property taxes: −$2,106
• − Insurance: −$595
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$3,462
• Taxable income: $298
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $2,084/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

+492.0% since first listed

18 events — show timeline

• 2026-06-01 Listed $119,000 MLSNOW
• 2026-02-27 Rental Removed $1,250 YESMLS
• 2026-01-16 Listed for Rent $1,250 YESMLS
• 2025-01-06 Rental Removed $1,275 YESMLS
• 2024-10-13 Listed for Rent $1,275 YESMLS
• 2024-10-13 Rental Removed $1,295 RENTALBEAST
• 2024-09-05 Listed for Rent $1,295 RENTALBEAST
• 2024-07-19 Rental Removed $450 BUILDIUM
• 2024-06-13 Listed for Rent $450 BUILDIUM
• 2023-07-01 Sold (MLS) $119,300 MLSNOW
• 2023-06-30 Sold (Public Records) $119,300 Public Records
• 2023-05-26 Pending — MLSNOW
• 2023-05-19 Price Changed $119,500 MLSNOW
• 2023-04-21 Listed $129,500 MLSNOW
• 2022-08-01 Listing Removed — MLSNOW
• 2022-06-27 Price Changed $125,900 MLSNOW
• 2022-06-16 Listed $135,900 MLSNOW
• 1988-07-15 Sold (Public Records) $20,100 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,106 · +0.2% YoY. Source: county tax records.