505 Brown St · Akron, OH 44311

$118,000

4 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 66 Days on market

Built 1894 10,497 sqft lot $95/sqft · 12% above area Est $106k · 12% 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 +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-family home at 505 Brown St, Akron presents a fantastic opportunity for both homeowners and investors, featuring an impressive list of recent capital improvements and mechanical upgrades. The property boasts a brand-new roof (2025), a new furnace installed in 2024, and a 2023 water heater, ensuring efficiency and peace of mind for years to come. Significant infrastructure work has also been completed, including a new main sewer line to the street in 2024 and professional tree removal in 2025. The interior has been well-maintained with flooring and cabinets updated around 2020, a bathroom renovation in 2017, and a suite of newer appliances, including a 2026 range, 2025 washer, and 2022 dryer. The property includes a clear value-add improvement plan, offering the chance to build immediate equity through interior paint touch-ups, new LVP flooring, and refreshed exterior decking. This home is currently part of a strategic real estate portfolio on Brown Street and can be purchased individually or as a package deal. Combining this property with neighboring listings at 499, 511, and 517 Brown St allows an investor to instantly scale their presence in the Akron market with a concentrated group of high-potential assets. Whether you are looking for a move-in-ready residence with solid mechanicals or a high-yield addition to your rental portfolio, this property is a standout choice. Seller Financing available for the full portfolio of properties.

Key facts

• New furnace
• New water heater
• Updated flooring

Tags

• NEW ROOF
• NEW FURNACE
• NEW WATER HEATER
• NEW MAIN SEWER LINE
• PROFESSIONAL TREE REMOVAL
• UPDATED FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $111k (6.0% 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: Leggett Community Learning Center (math 17% / reading 22%, grade F, #1,293 of 1,584 statewide, top 83%, 371 students, 0% FRL); Jennings Community Learning Center (math 12% / reading 18%, grade F, #627 of 654 statewide, top 96%, 757 students, 0% FRL); North High School (math 2% / reading 15%, grade F, #755 of 781 statewide, top 97%, 916 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: 54 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $1,252/mo this rent would consume 62% 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 $816 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 66 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $118k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.06% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (median comp): $105,723
• List price: $118,000
• Delta: 11.61%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
591 Hedden Ave	0.33mi	3/1.0 (-1)	1,224 (-1%)	2mo	$63,500	$52	76
381 Bethwayne Ct	0.17mi	4/1.0	1,152 (-7%)	8mo	$70,000	$61	73
713 Kling St	0.37mi	4/1.0	1,302 (+5%)	5mo	$75,000	$58	70
668 Sherman St	0.43mi	3/1.0 (-1)	1,274 (+3%)	4mo	$60,000	$47	67
314 Sterling Ct	0.20mi	4/1.0	1,112 (-10%)	9mo	$101,000	$91	66
508 Crouse St	0.26mi	4/2.0	1,370 (+10%)	2mo	$62,500	$46	65
538 Hammel St	0.48mi	3/1.0 (-1)	1,298 (+5%)	8mo	$123,000	$95	58
319 Sterling Ct	0.21mi	3/2.0 (-1)	1,400 (+13%)	5mo	$140,000	$100	56
885 Brown St	0.71mi	4/2.0	1,280 (+3%)	2mo	$93,500	$73	55
70 Wise St	0.67mi	3/1.0 (-1)	1,197 (-4%)	5mo	$80,000	$67	54
848 Kling St	0.62mi	4/2.5	1,160 (-6%)	5mo	$110,000	$95	50
642 Gridley Ave	0.66mi	4/2.0	1,399 (+13%)	5mo	$45,000	$32	40

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-10,492
• Equity at exit: $17,594

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,093
• Equity at exit: $10,202

Cash invested: $33,040 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$619
• Tax from tax record: −$186 /mo · $2,233/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $135

Break-even live

Break-even rent $1,081

Max offer price $118,000

Occupancy floor 84%

Sensitivity live

Price	-10% $202	-5% $168	+0% $135	+5% $101	+10% $68
Rent	-10% $36	-5% $85	+0% $135	+5% $184	+10% $234
Rate	-1.0pp $194	-0.5pp $165	base $135	+0.5pp $104	+1.0pp $73

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: $29,500
• Closing costs: $3,540
• 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	25d	1	0.06mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	25d	1	0.06mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	25d	1	0.07mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	25d	1	0.12mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	45d	1	0.14mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	45d	1	0.16mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	25d	1	0.23mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	45d	1	0.26mi
421 Allyn St Unit 2 Akron, OH	3.0	1.0	743	$850	$1.14	45d	1	0.27mi
437 Sumner St Apt A Akron, OH	3.0	1.5	750	$1,200	$1.60	25d	1	0.31mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	23d	1	0.32mi
374 E Voris St Akron, OH	3.0	1.0	876	$1,150	$1.31	25d	1	0.34mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,600	$1.94	16d	14	0.36mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,295	$1.55	16d	3	0.37mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	45d	1	0.47mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	45d	1	0.54mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	45d	1	0.63mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	25d	1	0.72mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	16d	1	0.74mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	45d	1	0.79mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,871	$2.30	16d	54	0.80mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	25d	1	0.81mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	16d	1	0.95mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	45d	1	0.98mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	45d	1	0.99mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	25d	1	0.99mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	45d	1	1.00mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$2,985	$2.49	25d	4	1.03mi
1036 Neptune Ave Akron, OH	3.0	1.0	1000	$1,350	$1.35	45d	1	1.09mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	45d	1	1.10mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	25d	1	1.11mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	45d	1	1.11mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	45d	1	1.12mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	45d	1	1.13mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	16d	1	1.14mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	25d	1	1.14mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	45d	1	1.19mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	25d	1	1.22mi
1102 Neptune Ave Akron, OH	3.0	1.0	1000	$1,200	$1.20	45d	1	1.22mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	45d	1	1.23mi

Listing history 17 events

1. 2026-06-13
   days on market $118,000 Active 66 DOM
2. 2026-06-10
   days on market $118,000 Active 64 DOM
3. 2026-06-09
   days on market $118,000 Active 63 DOM
4. 2026-06-08
   days on market $118,000 Active 62 DOM
5. 2026-06-07
   days on market $118,000 Active 61 DOM
6. 2026-06-05
   days on market $118,000 Active 58 DOM
7. 2026-06-03
   days on market $118,000 Active 57 DOM
8. 2026-06-02
   days on market $118,000 Active 56 DOM
9. 2026-06-01
   days on market $118,000 Active 55 DOM
10. 2026-05-31
    days on market $118,000 Active 54 DOM
11. 2026-05-31
    days on market $118,000 Active 53 DOM
12. 2026-04-07
    listed $118,000 Active 1471-char remark

    Show marketing remark (1471 chars)

    This single-family home at 505 Brown St, Akron presents a fantastic opportunity for both homeowners and investors, featuring an impressive list of recent capital improvements and mechanical upgrades. The property boasts a brand-new roof (2025), a new furnace installed in 2024, and a 2023 water heater, ensuring efficiency and peace of mind for years to come. Significant infrastructure work has also been completed, including a new main sewer line to the street in 2024 and professional tree removal in 2025. The interior has been well-maintained with flooring and cabinets updated around 2020, a bathroom renovation in 2017, and a suite of newer appliances, including a 2026 range, 2025 washer, and 2022 dryer. The property includes a clear value-add improvement plan, offering the chance to build immediate equity through interior paint touch-ups, new LVP flooring, and refreshed exterior decking. This home is currently part of a strategic real estate portfolio on Brown Street and can be purchased individually or as a package deal. Combining this property with neighboring listings at 499, 511, and 517 Brown St allows an investor to instantly scale their presence in the Akron market with a concentrated group of high-potential assets. Whether you are looking for a move-in-ready residence with solid mechanicals or a high-yield addition to your rental portfolio, this property is a standout choice. Seller Financing available for the full portfolio of properties.

13. 2009-07-10
    soldstatus $70,000
14. 2001-10-19
    soldstatus $63,000
15. 1992-05-12
    soldstatus $35,000
16. 1988-05-06
    soldstatus $45,000
17. 1984-10-05
    soldstatus $14,250

ⓘ 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: $2,233 · $186/mo
• Projected year-2 tax: $2,233 · $186/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: $15,021
• − Mortgage interest: −$6,610
• − Property taxes: −$2,233
• − Insurance: −$590
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$3,433
• Taxable loss: −$248
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $1,677/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

+728.1% since first listed

6 events — show timeline

• 2026-04-07 Listed $118,000 MLSNOW
• 2009-07-10 Sold (Public Records) $70,000 Public Records
• 2001-10-19 Sold (Public Records) $63,000 Public Records
• 1992-05-12 Sold (Public Records) $35,000 Public Records
• 1988-05-06 Sold (Public Records) $45,000 Public Records
• 1984-10-05 Sold (Public Records) $14,250 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,233 · +0.2% YoY. Source: county tax records.