543 E Buchtel Ave · Akron, OH 44304

$117,000

4 bd · 2.0 ba · 2,226 sqft · MultiFamily public records · 35 Days on market

Built 1889 5,026 sqft lot Est $118k · at est.

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• Appreciation +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to 543 E Buchtel Avenue, a fantastic investment opportunity ideally located just minutes from the University of Akron, Summa Hospital, and with easy access to Route 8. This well-maintained duplex offers two separate units with excellent flexibility and income potential. The main level features a spacious kitchen, two comfortable bedrooms, a full bathroom, and a front porch. The upper unit includes three bedrooms, one bathroom, and a fully equipped kitchen. Conveniently located within walking distance to fast food restaurants, the YMCA, and other local amenities, this income-generating property offers both comfort and convenience. Easy access to bus transportation. Don’t miss y

Key facts

• Two separate units
• Spacious kitchen
• Front porch

Tags

• WELL MAINTAINED DUPLEX
• TWO SEPARATE UNITS
• SPACIOUS KITCHEN
• FRONT PORCH
• FULLY EQUIPPED KITCHEN
• INCOME GENERATING PROPERTY

Property features AI

Exterior

• Parking: Alley access
• Utilities: Public water; Public sewer
• Home design: 2-story building; Vinyl siding exterior; Asphalt roof
• Construction: Built (year per public records); Vinyl siding construction; Asphalt roof; Full basement foundation
• Exterior features: Alley access

Interior

• Bedrooms: One three-bedroom unit (leased); One two-bedroom unit (leased)
• Bathrooms: 2 full bathrooms (total property)
• Heating & cooling: Forced air heating
• Interior features: Full basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $117k.

Deal economics

• At list price, monthly cash flow is $957 ($11k/yr) — positive. Per door: $479/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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: 17 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $2,220/mo this rent would consume 64% of the median local household income ($42k/yr) (locally 349% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($809 loan paydown + $877 appreciation (0.8% local appreciation)).
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $33k; list at $117k implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1889 — 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. 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.
8. 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.
9. 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: 1.90% ✓
• Cap rate: 16.11%
• Cash-on-cash: 35.07%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $117,978
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Cotter Ave	0.35mi	5/2.0 (+1)	2,199 (-1%)	12mo	$135,000	$61	67
393 Spicer St	0.50mi	4/2.0	2,448 (+10%)	3mo	$125,000	$51	57
397 Spicer St	0.51mi	5/4.0 (+1)	2,468 (+11%)	3mo	$130,000	$53	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.1%
• Equity multiple: 2.89×
• Total profit: $61,767
• Equity at exit: $38,423

10-year hold

• IRR: 39.5%
• Equity multiple: 5.66×
• Total profit: $152,645
• Equity at exit: $49,907

Cash invested: $32,760 (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 44304

• Home prices YoY: 0.4%
• Active inventory: 17
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,220 high
• Mortgage (P&I): −$614
• Tax from tax record: −$134 /mo · $1,609/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $957

Break-even live

Break-even rent $1,008

Max offer price $117,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,024	-5% $991	+0% $957	+5% $924	+10% $891
Rent	-10% $782	-5% $870	+0% $957	+5% $1,045	+10% $1,133
Rate	-1.0pp $1,016	-0.5pp $987	base $957	+0.5pp $927	+1.0pp $896

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,090
1× unit	3	1	$1,129
Total (2 units)			$2,220

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	15d	1	0.58mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	24d	1	0.58mi
435 Margaret St Akron, OH	4.0	2.0	1900	$1,450	$0.76	44d	1	0.71mi
177 Kent Ct Akron, OH	3.0	1.0	2613	$1,150	$0.44	24d	1	0.73mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	24d	1	0.81mi
497 Sumner St Akron, OH	5.0	2.0	1776	$1,295	$0.73	44d	1	0.82mi
1076 Ackley St Akron, OH	4.0	2.0	1998	$2,000	$1.00	15d	1	0.92mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$2,985	$2.49	24d	4	0.95mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	44d	1	0.98mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	44d	1	1.04mi
1147 Newton St Akron, OH	3.0	2.0	1932	$1,250	$0.65	22d	1	1.08mi
768 Beardsley St Akron, OH	5.0	1.5	1714	$1,500	$0.88	15d	1	1.22mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	44d	1	1.36mi
288 Kryder Ave Akron, OH	4.0	1.0	1400	$1,450	$1.04	44d	1	1.41mi
497 Lucy St Akron, OH	4.0	1.0	1600	$1,500	$0.94	44d	1	1.47mi

Listing history 33 events

1. 2026-06-21
   days on market $117,000 Active 35 DOM
2. 2026-06-18
   days on market $117,000 Active 32 DOM
3. 2026-06-17
   days on market $117,000 Active 31 DOM
4. 2026-06-16
   days on market $117,000 Active 30 DOM
5. 2026-06-15
   days on market $117,000 Active 29 DOM
6. 2026-06-14
   days on market $117,000 Active 27 DOM
7. 2026-06-13
   days on market $117,000 Active 26 DOM
8. 2026-06-10
   days on market $117,000 Active 24 DOM
9. 2026-06-09
   days on market $117,000 Active 23 DOM
10. 2026-06-08
    days on market $117,000 Active 22 DOM
11. 2026-06-07
    days on market $117,000 Active 21 DOM
12. 2026-06-05
    days on market $117,000 Active 18 DOM
13. 2026-06-03
    days on market $117,000 Active 17 DOM
14. 2026-06-02
    days on market $117,000 Active 16 DOM
15. 2026-06-01
    days on market $117,000 Active 15 DOM
16. 2026-05-31
    days on market $117,000 Active 14 DOM
17. 2026-05-31
    days on market $117,000 Active 13 DOM
18. 2026-05-17
    listed $117,000 Active
19. 2026-02-26
    status Pending
20. 2026-02-25
    historical
21. 2026-01-10
    listed $119,900 Active
22. 2025-12-11
    historical
23. 2025-10-05
    price $119,900
24. 2025-07-11
    listed $129,900 Active
25. 2025-07-10
    historical
26. 2025-07-03
    price $129,900
27. 2025-04-29
    price $147,900
28. 2025-04-09
    listed $159,900 Active
29. 2011-09-23
    historical
30. 2011-03-23
    listed $55,900
31. 1987-04-08
    soldstatus $33,100
32. 1985-02-19
    soldstatus $33,000
33. 1982-06-21
    soldstatus $25,500

ⓘ 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: $1,609 · $134/mo
• Projected year-2 tax: $1,717 · $143/mo
• Expected delta: +$108/yr (+$9/mo · 6.7%)

ⓘ 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: $26,640
• − Mortgage interest: −$6,554
• − Property taxes: −$1,609
• − Insurance: −$585
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − Depreciation: −$3,404
• Taxable income: $10,227
• Est. tax owed @ 24.0%: −$2,454
• After-tax cash flow: $9,035/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): 4,000
• Household income: $41,763
• Rent vs Own: 92.5% rent · 7.5% own
• Severe rent burden: 349.0

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 0.61)
• Race & ethnicity: White 55% Black 27% Asian 8% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Russian 2% Subsaharan African 1%
• Foreign-born: 13% · China, Canada, Jamaica
• Languages at home: 84% English-only · Other Indo-European 5% Chinese 4% Spanish 3%

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: ▲ 0.75%
• Current HPI: 182.661
• 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

+358.8% since first listed

16 events — show timeline

• 2026-05-17 Listed $117,000 MLSNOW
• 2026-02-26 Pending — MLSNOW
• 2026-02-25 Listing Removed — MLSNOW
• 2026-01-10 Listed $119,900 MLSNOW
• 2025-12-11 Listing Removed — MLSNOW
• 2025-10-05 Price Changed $119,900 MLSNOW
• 2025-07-11 Listed $129,900 MLSNOW
• 2025-07-10 Listing Removed — MLSNOW
• 2025-07-03 Price Changed $129,900 MLSNOW
• 2025-04-29 Price Changed $147,900 MLSNOW
• 2025-04-09 Listed $159,900 MLSNOW
• 2011-09-23 Listing Removed — MLSNOW
• 2011-03-23 Listed $55,900 MLSNOW
• 1987-04-08 Sold (Public Records) $33,100 Public Records
• 1985-02-19 Sold (Public Records) $33,000 Public Records
• 1982-06-21 Sold (Public Records) $25,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,609 · +3.1% YoY. Source: county tax records.