225 Cranz Pl · Akron, OH 44310

$110,000

4 bd · 2.0 ba · 1,468 sqft · MultiFamily public records · 24 Days on market

Built 1919 6,534 sqft lot $75/sqft · 11% below area Est $123k · 11% under

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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
• ARV discount +12.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• 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 MLS

Easy to show * Newer windows through out. finished third floor. Updated kitchen. * Attn: Health Dept Orders attached * 1 gutter, 4 downspouts with elbows & replaced 3 fascia boards has beed replaced to comply with violations * Agents see remarks *

Key facts

• Breakfast nook
• Plumbing hardware
• Eat in kitchen

Tags

• EAT IN KITCHEN
• BREAKFAST NOOK
• NEW CABINETRY
• LAMINATE COUNTERTOPS
• PLUMBING HARDWARE
• NEW DISHWASHER

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Updated/Remodeled condition; Vinyl siding; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Covered front porch; Corner lot

Interior

• Kitchen: Eat-in kitchen with breakfast nook; Laminate counters
• Bedrooms: Three bedrooms on the second level; Additional bedroom/space on the third level
• Flooring: Laminate flooring in multiple bedrooms; Carpet in living room, dining room, and third-level room
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Laminate counters; Window seat; Bookcases; Brick fireplace (decorative) in living room
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: Rents rising fast (+4.8%/yr); 86 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $1,793/mo this rent would consume 52% of the median local household income ($41k/yr) (locally 2058% 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 $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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — 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: 1.63% ✓
• Cap rate: 13.64%
• Cash-on-cash: 26.22%
• DSCR: 2.17
• GRM: 5.1

CMA / ARV

• ARV (median comp): $123,146
• List price: $110,000
• Delta: -10.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
345-347 Dayton St	0.31mi	4/2.0	1,440 (-2%)	11mo	$125,000	$87	73
459 Patterson Ave	0.28mi	4/2.0	1,312 (-11%)	23mo	$112,000	$85	50

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 1.92×
• Total profit: $28,402
• Equity at exit: $16,401

10-year hold

• IRR: 31.2%
• Equity multiple: 4.06×
• Total profit: $94,236
• 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 44310

• Rents YoY: 4.8%
• Active inventory: 86
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$577
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $673

Break-even live

Break-even rent $941

Max offer price $110,000

Occupancy floor 57%

Sensitivity live

Price	-10% $735	-5% $704	+0% $673	+5% $642	+10% $611
Rent	-10% $531	-5% $602	+0% $673	+5% $744	+10% $815
Rate	-1.0pp $728	-0.5pp $701	base $673	+0.5pp $645	+1.0pp $616

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,792
Total (2 units)			$1,793

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 Cranz Pl Akron, OH	4.0	1.0	1376	$1,300	$0.94	44d	1	0.07mi
559 Dayton St Akron, OH	3.0	1.0	1200	$1,200	$1.00	44d	1	0.12mi
570 Dayton St Akron, OH	3.0	1.0	1140	$1,350	$1.18	14d	1	0.13mi
586 Robinette Ct Akron, OH	4.0	1.0	1040	$1,250	$1.20	44d	1	0.17mi
649 Patterson Ave Unit B Akron, OH	3.0	1.0	1200	$900	$0.75	44d	1	0.40mi
15 W York St Akron, OH	3.0	1.0	1178	$1,150	$0.98	21d	1	0.48mi
835 Carlysle St Akron, OH	3.0	1.0	1152	$1,250	$1.09	44d	1	0.84mi
805 Carpenter St Akron, OH	3.0	1.0	1056	$1,100	$1.04	24d	1	0.85mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	44d	1	1.06mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	44d	1	1.06mi
1088 Lexington Ave Akron, OH	3.0	1.0	1008	$1,600	$1.59	14d	1	1.17mi
207 Crosby St Akron, OH	4.0	1.0	1200	$1,395	$1.16	44d	1	1.25mi
1180 Murray Ave Akron, OH	3.0	2.0	1340	$1,175	$0.88	21d	1	1.31mi
39 N Balch St Akron, OH	4.0	1.0	1000	$995	$0.99	44d	1	1.38mi
311 Crestwood Ave Akron, OH	4.0	2.0	1800	$1,395	$0.78	44d	1	1.39mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$2,985	$2.49	24d	4	1.39mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	44d	1	1.42mi

Listing history 29 events

1. 2026-06-09
   status $110,000 Pending 24 DOM
2. 2026-06-08
   days on market $110,000 Contingent 24 DOM
3. 2026-06-07
   days on market $110,000 Contingent 23 DOM
4. 2026-06-05
   days on market $110,000 Contingent 20 DOM
5. 2026-06-03
   days on market $110,000 Contingent 19 DOM
6. 2026-06-02
   days on market $110,000 Contingent 18 DOM
7. 2026-06-01
   days on market $110,000 Contingent 17 DOM
8. 2026-05-31
   days on market $110,000 Contingent 16 DOM
9. 2026-05-31
   days on market $110,000 Contingent 15 DOM
10. 2026-05-15
    listed $110,000 Active 874-char remark
11. 2026-05-15
    historical
12. 2026-05-12
    historical Contingent
13. 2026-04-29
    price $115,000
14. 2026-04-07
    price $119,000
15. 2026-03-18
    price $122,000
16. 2026-02-20
    price $126,000
17. 2026-01-08
    listed $130,000 Active
18. 2009-02-09
    soldstatus $8,000
19. 2009-01-30
    soldstatus $8,000

    Show marketing remark (257 chars)

    Easy to show * Newer windows through out. finished third floor. Updated kitchen. * Attn: Health Dept Orders attached * 1 gutter, 4 downspouts with elbows & replaced 3 fascia boards has beed replaced to comply with violations * Agents see remarks *

20. 2008-10-01
    soldstatus $40,000
21. 2008-09-30
    listed $9,000

    Show marketing remark (257 chars)

    Easy to show * Newer windows through out. finished third floor. Updated kitchen. * Attn: Health Dept Orders attached * 1 gutter, 4 downspouts with elbows & replaced 3 fascia boards has beed replaced to comply with violations * Agents see remarks *

22. 2005-10-06
    soldstatus $68,000
23. 2005-07-14
    soldstatus $34,500
24. 2005-07-01
    soldstatus $34,500
25. 2005-06-30
    soldstatus $40,000
26. 2005-05-24
    listed $34,900
27. 2000-07-31
    soldstatus $70,000
28. 1987-11-06
    soldstatus $22,000
29. 1980-04-10
    soldstatus $21,500

ⓘ 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: $1,449 · $121/mo
• Projected year-2 tax: $1,582 · $132/mo
• Expected delta: +$134/yr (+$11/mo · 9.2%)

ⓘ 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 · 16 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: $21,516
• − Mortgage interest: −$6,162
• − Property taxes: −$1,449
• − Insurance: −$550
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$3,200
• Taxable income: $6,713
• Est. tax owed @ 24.0%: −$1,611
• After-tax cash flow: $6,466/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): 25,496
• Household income: $41,066
• Rent vs Own: 60.7% rent · 39.3% own
• Severe rent burden: 2058.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 40% Black 25% Asian 20% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, India, Philippines
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 7% Other Asian/Pacific 6%

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: ▼ -194.41%
• Current HPI: 203.4431
• Rent YoY: ▲ 4.82%
• 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

+369.8% since first listed

23 events — show timeline

• 2026-06-08 Pending — MLSNOW
• 2026-06-08 Sold (MLS) $101,000 MLSNOW
• 2026-05-28 Contingent — MLSNOW
• 2026-05-15 Listing Removed — MLSNOW
• 2026-05-15 Listed $110,000 MLSNOW
• 2026-05-12 Contingent — MLSNOW
• 2026-04-29 Price Changed $115,000 MLSNOW
• 2026-04-07 Price Changed $119,000 MLSNOW
• 2026-03-18 Price Changed $122,000 MLSNOW
• 2026-02-20 Price Changed $126,000 MLSNOW
• 2026-01-08 Listed $130,000 MLSNOW
• 2009-02-09 Sold (Public Records) $8,000 Public Records
• 2009-01-30 Sold (MLS) $8,000 MLSNOW
• 2008-10-01 Sold (Public Records) $40,000 Public Records
• 2008-09-30 Listed $9,000 MLSNOW
• 2005-10-06 Sold (Public Records) $68,000 Public Records
• 2005-07-14 Sold (Public Records) $34,500 Public Records
• 2005-07-01 Sold (MLS) $34,500 MLSNOW
• 2005-06-30 Sold (Public Records) $40,000 Public Records
• 2005-05-24 Listed $34,900 MLSNOW
• 2000-07-31 Sold (Public Records) $70,000 Public Records
• 1987-11-06 Sold (Public Records) $22,000 Public Records
• 1980-04-10 Sold (Public Records) $21,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,449 · -3.6% YoY. Source: county tax records.