106-108 Bittman St · Akron, OH 44303

$134,999

6 bd · 2.0 ba · 2,352 sqft · MultiFamily public records · 17 Days on market

Built 1904 5,806 sqft lot $57/sqft · at area comps Est $137k · 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 +8.2/15.0
• 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: 2 units. confirmed

Listing remarks MLS

ATTENTION INVESTORS! Hard to find spacious duplex, each unit features 3 bedrooms, 1 bath and a full basement! Both units offer Large Living Room open to Formal Dining Room with window seat. Roomy Kitchen with access to big back yard. Upstairs are 3 good sized Bedrooms and full Bath. Full basement for storage and laundry. Front porch for relaxing! Updates include some newer flooring, siding, windows & roof (approx 8 yrs old). Unit 106 has some updates in the Kitchen & Bath. Unit 108 has a newer furnace approx 1-2 yrs old and newer H20 Tank. Both units feature updated Electric Panel Boxes. Possible off street parking available in the alley at the rear of the property. Tenants already in place!

Key facts

• Separate utilities
• Walkout exit
• Large backyard

Tags

• SEPARATE UTILITIES
• WALKOUT EXIT
• LARGE BACKYARD
• MECHANICALS IN GREAT CONDITION

Property features AI

Finance

• Financial info: Owner-provided utilities: sewer, trash collection, water; Tenant-responsible utilities: electricity, gas; Building has 1 structure with multiple leased units and current rents reported ($1,000 and $1,100 for sample units)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Two-story building
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Chain-link fencing; Below-grade finished area present

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Four 3-bedroom units (each listed as three-bedroom units)
• Bathrooms: Two full bathrooms (building total); Each unit listed with 1 bathroom
• Heating & cooling: Forced-air heating (gas)
• Interior features: Full basement; 12 total rooms; Below-grade finished living area
• Laundry & utility: Owner pays sewer, trash collection, and water; Tenants pay electricity and gas

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $508/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 43% of the median local income ($70k/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 $933 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $55k; list at $135k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,974 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.86% ✓
• Cap rate: 15.32%
• Cash-on-cash: 32.24%
• DSCR: 2.43
• GRM: 4.5

CMA / ARV

• ARV (median comp): $137,222
• List price: $134,999
• Delta: -1.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 Payne Ave	0.65mi	6/2.0	2,568 (+9%)	20mo	$115,000	$45	37

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: 27.3%
• Equity multiple: 2.13×
• Total profit: $42,868
• Equity at exit: $20,129

10-year hold

• IRR: 34.8%
• Equity multiple: 4.20×
• Total profit: $120,854
• Equity at exit: $11,672

Cash invested: $37,800 (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 44303

• Active inventory: 40
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,505 high
• Mortgage (P&I): −$708
• Tax from tax record: −$199 /mo · $2,389/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $1,016

Break-even live

Break-even rent $1,219

Max offer price $134,999

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,504
Total (2 units)			$2,505

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
497 Sumner St Akron, OH	5.0	2.0	1776	$1,295	$0.73	44d	1	1.39mi

Listing history 16 events

1. 2026-06-01
   statusdays on market $134,999 Pending 17 DOM
2. 2026-05-31
   days on market $134,999 Active 16 DOM
3. 2026-05-31
   days on market $134,999 Active 15 DOM
4. 2026-05-15
   listed $134,999 Active 988-char remark
5. 2022-10-13
   soldstatus $55,000
6. 2017-09-26
   soldstatus $57,000
7. 2017-09-25
   soldstatus $57,000 Sold 714-char remark

   Show marketing remark (714 chars)

   ATTENTION INVESTORS! Hard to find spacious duplex, each unit features 3 bedrooms, 1 bath and a full basement! Both units offer Large Living Room open to Formal Dining Room with window seat. Roomy Kitchen with access to big back yard. Upstairs are 3 good sized Bedrooms and full Bath. Full basement for storage and laundry. Front porch for relaxing! Updates include some newer flooring, siding, windows & roof (approx 8 yrs old). Unit 106 has some updates in the Kitchen & Bath. Unit 108 has a newer furnace approx 1-2 yrs old and newer H20 Tank. Both units feature updated Electric Panel Boxes. Possible off street parking available in the alley at the rear of the property. Tenants already in place!

8. 2017-09-11
   status Pending 714-char remark

   Show marketing remark (714 chars)

   ATTENTION INVESTORS! Hard to find spacious duplex, each unit features 3 bedrooms, 1 bath and a full basement! Both units offer Large Living Room open to Formal Dining Room with window seat. Roomy Kitchen with access to big back yard. Upstairs are 3 good sized Bedrooms and full Bath. Full basement for storage and laundry. Front porch for relaxing! Updates include some newer flooring, siding, windows & roof (approx 8 yrs old). Unit 106 has some updates in the Kitchen & Bath. Unit 108 has a newer furnace approx 1-2 yrs old and newer H20 Tank. Both units feature updated Electric Panel Boxes. Possible off street parking available in the alley at the rear of the property. Tenants already in place!

9. 2017-08-22
   historical Contingent 714-char remark

   Show marketing remark (714 chars)

   ATTENTION INVESTORS! Hard to find spacious duplex, each unit features 3 bedrooms, 1 bath and a full basement! Both units offer Large Living Room open to Formal Dining Room with window seat. Roomy Kitchen with access to big back yard. Upstairs are 3 good sized Bedrooms and full Bath. Full basement for storage and laundry. Front porch for relaxing! Updates include some newer flooring, siding, windows & roof (approx 8 yrs old). Unit 106 has some updates in the Kitchen & Bath. Unit 108 has a newer furnace approx 1-2 yrs old and newer H20 Tank. Both units feature updated Electric Panel Boxes. Possible off street parking available in the alley at the rear of the property. Tenants already in place!

10. 2017-05-10
    listed $69,900 Active 714-char remark

    Show marketing remark (714 chars)

    ATTENTION INVESTORS! Hard to find spacious duplex, each unit features 3 bedrooms, 1 bath and a full basement! Both units offer Large Living Room open to Formal Dining Room with window seat. Roomy Kitchen with access to big back yard. Upstairs are 3 good sized Bedrooms and full Bath. Full basement for storage and laundry. Front porch for relaxing! Updates include some newer flooring, siding, windows & roof (approx 8 yrs old). Unit 106 has some updates in the Kitchen & Bath. Unit 108 has a newer furnace approx 1-2 yrs old and newer H20 Tank. Both units feature updated Electric Panel Boxes. Possible off street parking available in the alley at the rear of the property. Tenants already in place!

11. 2013-01-31
    soldstatus $34,000
12. 2012-08-02
    historical
13. 2012-02-02
    listed $45,000
14. 2003-06-04
    soldstatus $47,357
15. 2003-06-04
    soldstatus $47,400
16. 2003-03-27
    listed $49,900

ⓘ 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: $2,389 · $199/mo
• Projected year-2 tax: $2,389 · $199/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: $30,060
• − Mortgage interest: −$7,562
• − Property taxes: −$2,389
• − Insurance: −$675
• − Repairs & maintenance: −$2,405
• − Management: −$2,405
• − Depreciation: −$3,927
• Taxable income: $10,697
• Est. tax owed @ 24.0%: −$2,567
• After-tax cash flow: $9,621/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): 7,323
• Household income: $69,743
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 428.0

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 (74%)
• Race & ethnicity: White 74% Black 17% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 4% Italian 3%
• Foreign-born: 5% · India, China, Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Other Asian/Pacific 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: ▼ -177.22%
• Current HPI: 230.8496
• 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

+170.5% since first listed

14 events — show timeline

• 2026-06-01 Pending — MLSNOW
• 2026-05-15 Listed $134,999 MLSNOW
• 2022-10-13 Sold (Public Records) $55,000 Public Records
• 2017-09-26 Sold (Public Records) $57,000 Public Records
• 2017-09-25 Sold (MLS) $57,000 MLSNOW
• 2017-09-11 Pending — MLSNOW
• 2017-08-22 Contingent — MLSNOW
• 2017-05-10 Listed $69,900 MLSNOW
• 2013-01-31 Sold (Public Records) $34,000 Public Records
• 2012-08-02 Listing Removed — MLSNOW
• 2012-02-02 Listed $45,000 MLSNOW
• 2003-06-04 Sold (Public Records) $47,400 Public Records
• 2003-06-04 Sold (MLS) $47,357 MLSNOW
• 2003-03-27 Listed $49,900 MLSNOW

Property tax history

+4.2%/yr

Latest (2025): $2,389 · +0.1% YoY. Source: county tax records.