31 Mc Naughton St · Akron, OH 44305

$149,900

16 bd · 16.0 ba · 4,096 sqft · MultiFamily public records · 151 Days on market

Built 1927 3,902 sqft lot Est $114k · 31% over

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Why this score? — see what drove the C+ 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
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Well-positioned 4-unit multifamily offering strong investment fundamentals and value-add potential. Built on a solid foundation, the property features a consistent and efficient unit layout, with each unit offering a living room, dining room, kitchen, 1 bedroom, and 1 full bath—supporting long-term rental demand and efficient tenant turnover. Units #1 and #2 offer private exterior access in addition to the main entry, while Units #3 and #4 are accessed through the main entry, providing flexibility for management and future improvements. Located in an established residential area with consistent rental demand and convenient access to major routes, employment centers, and neighborhood amenities. Offered as-is. Ideal opportunity for investors seeking to renovate, stabilize, improve rents, or hold as a long-term income-producing asset.

Key facts

• Employment centers
• Value add potential
• 4 unit multifamily

Tags

• 4 UNIT MULTIFAMILY
• STRONG INVESTMENT FUNDAMENTALS
• VALUE ADD POTENTIAL
• CONSISTENT UNIT LAYOUT
• PRIVATE EXTERIOR ACCESS
• EMPLOYMENT CENTERS

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $548/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.8% 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 (+4.5%/yr); 101 active listings in the ZIP; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $4,117/mo this rent would consume 94% of the median local household income ($53k/yr) (locally 1021% 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 $1k 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 + 4.5% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 34y 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 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.75% ✓
• Cap rate: 23.85%
• Cash-on-cash: 62.69%
• DSCR: 3.79
• GRM: 3.0

CMA / ARV

• ARV (median comp): $114,289
• List price: $149,900
• Delta: 31.16%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 63.4%
• Equity multiple: 3.90×
• Total profit: $121,787
• Equity at exit: $22,351

10-year hold

• IRR: 68.4%
• Equity multiple: 8.46×
• Total profit: $313,053
• Equity at exit: $12,961

Cash invested: $41,972 (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 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $4,117 high
• Mortgage (P&I): −$786
• Tax from tax record: −$211 /mo · $2,535/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$865
• Net cashflow: $2,193

Break-even live

Break-even rent $1,341

Max offer price $149,900

Occupancy floor 42%

Sensitivity live

Price	-10% $2,278	-5% $2,235	+0% $2,193	+5% $2,150	+10% $2,108
Rent	-10% $1,867	-5% $2,030	+0% $2,193	+5% $2,355	+10% $2,518
Rate	-1.0pp $2,268	-0.5pp $2,231	base $2,193	+0.5pp $2,154	+1.0pp $2,114

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,116
Total (4 units)			$4,117

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $149,900 Active 151 DOM
2. 2026-06-18
   days on market $149,900 Active 148 DOM
3. 2026-06-17
   days on market $149,900 Active 147 DOM
4. 2026-06-16
   days on market $149,900 Active 146 DOM
5. 2026-06-15
   days on market $149,900 Active 145 DOM
6. 2026-06-14
   days on market $149,900 Active 143 DOM
7. 2026-06-13
   days on market $149,900 Active 142 DOM
8. 2026-06-10
   days on market $149,900 Active 140 DOM
9. 2026-06-09
   days on market $149,900 Active 139 DOM
10. 2026-06-08
    days on market $149,900 Active 138 DOM
11. 2026-06-07
    days on market $149,900 Active 137 DOM
12. 2026-06-05
    days on market $149,900 Active 134 DOM
13. 2026-06-03
    days on market $149,900 Active 133 DOM
14. 2026-06-02
    days on market $149,900 Active 132 DOM
15. 2026-06-01
    days on market $149,900 Active 131 DOM
16. 2026-05-31
    days on market $149,900 Active 130 DOM
17. 2026-05-31
    days on market $149,900 Active 129 DOM
18. 2026-01-20
    listed $149,900 Active 849-char remark

    Show marketing remark (849 chars)

    Well-positioned 4-unit multifamily offering strong investment fundamentals and value-add potential. Built on a solid foundation, the property features a consistent and efficient unit layout, with each unit offering a living room, dining room, kitchen, 1 bedroom, and 1 full bath—supporting long-term rental demand and efficient tenant turnover. Units #1 and #2 offer private exterior access in addition to the main entry, while Units #3 and #4 are accessed through the main entry, providing flexibility for management and future improvements. Located in an established residential area with consistent rental demand and convenient access to major routes, employment centers, and neighborhood amenities. Offered as-is. Ideal opportunity for investors seeking to renovate, stabilize, improve rents, or hold as a long-term income-producing asset.

19. 2022-02-28
    soldstatus $172,500 Closed 525-char remark

    Show marketing remark (525 chars)

    4 unit Multi-family apartment building with off street parking in rear of building. Longer term tenants and 100% occupied. Each unit features 1-2 bedrooms ( one room can be used as living room or additional bedroom). Applianced kitchens and full bath. There is shared laundry facilities in the basement. Current owner pays all utilities, though there are separate gas meters and electric meters. Two parcels included in purchase, main apartment building and the rear parking. Concrete drive with graveled parking lot in rear.

20. 2022-01-06
    status Pending 525-char remark

    Show marketing remark (525 chars)

    4 unit Multi-family apartment building with off street parking in rear of building. Longer term tenants and 100% occupied. Each unit features 1-2 bedrooms ( one room can be used as living room or additional bedroom). Applianced kitchens and full bath. There is shared laundry facilities in the basement. Current owner pays all utilities, though there are separate gas meters and electric meters. Two parcels included in purchase, main apartment building and the rear parking. Concrete drive with graveled parking lot in rear.

21. 2021-10-26
    listed $194,000 Active 525-char remark

    Show marketing remark (525 chars)

    4 unit Multi-family apartment building with off street parking in rear of building. Longer term tenants and 100% occupied. Each unit features 1-2 bedrooms ( one room can be used as living room or additional bedroom). Applianced kitchens and full bath. There is shared laundry facilities in the basement. Current owner pays all utilities, though there are separate gas meters and electric meters. Two parcels included in purchase, main apartment building and the rear parking. Concrete drive with graveled parking lot in rear.

22. 2010-05-04
    soldstatus $25,000
23. 2008-01-15
    soldstatus $17,000
24. 2007-12-26
    historical
25. 2007-05-25
    listed $24,900
26. 1993-01-06
    soldstatus $65,000
27. 1992-11-19
    historical
28. 1992-07-23
    listed $115,000
29. 1985-11-20
    soldstatus $80,000

ⓘ 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: $2,535 · $211/mo
• Projected year-2 tax: $2,535 · $211/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: $49,404
• − Mortgage interest: −$8,397
• − Property taxes: −$2,535
• − Insurance: −$750
• − Repairs & maintenance: −$3,952
• − Management: −$3,952
• − Depreciation: −$4,361
• Taxable income: $25,458
• Est. tax owed @ 24.0%: −$6,110
• After-tax cash flow: $20,202/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): 21,103
• Household income: $52,768
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1021.0

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 0.57)
• Race & ethnicity: White 62% Black 20% Two or more races 12% Asian 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · India, Philippines, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Other Indo-European 1% Spanish 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: ▼ -140.39%
• Current HPI: 190.6223
• Rent YoY: ▲ 4.51%
• 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

+87.4% since first listed

12 events — show timeline

• 2026-01-20 Listed $149,900 MLSNOW
• 2022-02-28 Sold (MLS) $172,500 MLSNOW
• 2022-01-06 Pending — MLSNOW
• 2021-10-26 Listed $194,000 MLSNOW
• 2010-05-04 Sold (Public Records) $25,000 Public Records
• 2008-01-15 Sold (MLS) $17,000 MLSNOW
• 2007-12-26 Listing Removed — MLSNOW
• 2007-05-25 Listed $24,900 MLSNOW
• 1993-01-06 Sold (Public Records) $65,000 Public Records
• 1992-11-19 Listing Removed — MLSNOW
• 1992-07-23 Listed $115,000 MLSNOW
• 1985-11-20 Sold (Public Records) $80,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,535 · +0.7% YoY. Source: county tax records.