429 Brown St · Akron, OH 44311

$79,900

4 bd · 2.0 ba · 1,695 sqft · MultiFamily public records · 23 Days on market

Built 1904 2,617 sqft lot Est $132k · 40% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Check out this large 4 bed, 1 bathroom colonial in Akron! This house is in close proximity to The University of Akron and has traditionally been used as a rental property with very solid occupancy at $1,500 a month. There is a finished attic with separate entrance. Schedule your private showing today!

Key facts

• Separate entrance
• Finished attic
• 2,617 sq ft lot

Tags

• FINISHED ATTIC
• SEPARATE ENTRANCE

Property features AI

Finance

• Financial info: Annual tax amount available (2025)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family property (above-grade finished area approximately 1,695)
• Construction: Asphalt/fiberglass roof; Year built per public records
• Exterior features: Driveway (gravel, unpaved); Lot dimensions approximately 36.98 x 70.85

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air gas heating
• Interior features: Full unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $939 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.4% 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: 54 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $2,007/mo this rent would consume 99% 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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: property tax is 2.9% of price; built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.51% ✓
• Cap rate: 20.39%
• Cash-on-cash: 50.34%
• DSCR: 3.24
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $132,210
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
399 Crouse St	0.02mi	4/2.0	1,575 (-7%)	3mo	$100,000	$63	85
403 Spicer St	0.14mi	4/2.0	1,595 (-6%)	3mo	$125,000	$78	81
523 Gage St	0.20mi	5/2.0 (+1)	1,795 (+6%)	9mo	$148,000	$82	68
584 Sherman St	0.43mi	4/2.0	1,648 (-3%)	15mo	$73,500	$45	63
324 Sterling Ct	0.16mi	4/2.0	1,466 (-14%)	9mo	$125,500	$86	62
494 Gage St	0.17mi	3/2.0 (-1)	1,574 (-7%)	16mo	$70,000	$44	62
673 Sumner St	0.45mi	4/2.0	1,882 (+11%)	1mo	$129,900	$69	60
398 Margaret St	0.45mi	3/2.0 (-1)	1,820 (+7%)	5mo	$98,000	$54	58
524 E Buchtel Ave	0.56mi	4/2.0	1,792 (+6%)	20mo	$145,000	$81	48
375 Mcgowan St	0.57mi	5/2.0 (+1)	1,516 (-11%)	5mo	$150,000	$99	47
812 Kling St	0.71mi	5/3.5 (+1)	1,702 (+0%)	13mo	$146,035	$86	45
668 Corley St	0.49mi	3/3.0 (-1)	1,836 (+8%)	16mo	$95,000	$52	41

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: 48.1%
• Equity multiple: 3.10×
• Total profit: $46,916
• Equity at exit: $11,913

10-year hold

• IRR: 53.8%
• Equity multiple: 6.28×
• Total profit: $118,182
• Equity at exit: $6,908

Cash invested: $22,372 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$419
• Tax from tax record: −$195 /mo · $2,337/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $939

Break-even live

Break-even rent $819

Max offer price $79,900

Occupancy floor 48%

Sensitivity live

Price	-10% $984	-5% $961	+0% $939	+5% $916	+10% $893
Rent	-10% $780	-5% $859	+0% $939	+5% $1,018	+10% $1,097
Rate	-1.0pp $979	-0.5pp $959	base $939	+0.5pp $918	+1.0pp $897

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,006
Total (2 units)			$2,007

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	24d	1	0.13mi
356 Rankin St Akron, OH	4.0	1.5	1186	$1,197	$1.01	24d	1	0.15mi
490 Gage St Akron, OH	4.0	1.0	1326	$1,053	$0.79	44d	1	0.18mi
497 Sumner St Akron, OH	5.0	2.0	1776	$1,295	$0.73	44d	1	0.23mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	24d	1	0.25mi
406 Sumner St Akron, OH	2.0–4.0	1.0–2.0	836	$1,295	$1.55	15d	3	0.28mi
566 Sumner St Akron, OH	4.0	1.0	1170	$1,200	$1.03	44d	1	0.30mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	44d	1	0.35mi
600 Sherman St Akron, OH	4.0	1.0–2.0	824	$1,600	$1.94	15d	14	0.42mi
435 Margaret St Akron, OH	4.0	2.0	1900	$1,450	$0.76	44d	1	0.52mi
768 Beardsley St Akron, OH	5.0	1.5	1714	$1,500	$0.88	15d	1	0.62mi
796 Brown St Akron, OH	4.0	2.0	1200	$900	$0.75	44d	1	0.68mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	44d	1	0.71mi
401 S Main St Akron, OH	4.0	1.0–4.0	814	$1,871	$2.30	15d	54	0.73mi
987 Boone St Akron, OH	3.0	1.0	1248	$1,100	$0.88	24d	1	0.82mi
885 Brown St Akron, OH	4.0	2.0	1280	$1,400	$1.09	24d	1	0.85mi
907 Kling St Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	0.87mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$2,985	$2.49	24d	4	0.91mi
1071 Ackley St Akron, OH	4.0	2.0	1164	$1,175	$1.01	44d	1	1.00mi
1076 Ackley St Akron, OH	4.0	2.0	1998	$2,000	$1.00	15d	1	1.01mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	24d	1	1.08mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	15d	1	1.08mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	44d	1	1.09mi
248 Arch St Akron, OH	3.0	1.0	1210	$1,300	$1.07	44d	1	1.11mi
240 Arch St Akron, OH	3.0	1.0	1182	$1,375	$1.16	44d	1	1.11mi
1139 Marcy St Akron, OH	4.0	1.5	1300	$1,300	$1.00	44d	1	1.12mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	44d	1	1.12mi
979 Neptune Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	24d	1	1.13mi
1125 2nd Ave Akron, OH	3.0	1.0	1373	$1,100	$0.80	24d	1	1.15mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	44d	1	1.18mi
77 Kent Ct Akron, OH	4.0	1.0	1300	$1,200	$0.92	44d	1	1.20mi
450 Stanton Ave Akron, OH	3.0	2.0	1927	$1,425	$0.74	44d	1	1.21mi
990 Baird St Akron, OH	3.0	1.0	1140	$1,250	$1.10	44d	1	1.22mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	44d	1	1.24mi
208 Denver St Akron, OH	3.0	1.0	1248	$895	$0.72	44d	1	1.24mi
1085 Herberich Ave Akron, OH	4.0	1.0	1350	$1,400	$1.04	44d	1	1.25mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	44d	1	1.27mi
488 Alexander St Akron, OH	4.0	2.0	1311	$1,350	$1.03	24d	1	1.29mi
1182 5th Ave Akron, OH	3.0	1.0	1248	$1,250	$1.00	15d	1	1.32mi
1114 Herberich Ave Akron, OH	4.0	1.0	1308	$1,200	$0.92	44d	1	1.32mi

Listing history 11 events

1. 2026-04-28
   status Pending
2. 2026-04-05
   listed $79,900 Active
3. 2026-03-09
   historical
4. 2025-11-07
   listed $99,900 Active
5. 2015-03-04
   listed $89,900 Active
6. 2015-02-16
   historical
7. 2003-01-23
   soldstatus $116,000
8. 2002-08-08
   historical
9. 2002-08-08
   historical
10. 2002-05-08
    listed $72,000
11. 2002-05-08
    listed $72,000

ⓘ 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: $2,337 · $195/mo
• Projected year-2 tax: $2,337 · $195/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: $24,084
• − Mortgage interest: −$4,476
• − Property taxes: −$2,337
• − Insurance: −$400
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$2,324
• Taxable income: $10,694
• Est. tax owed @ 24.0%: −$2,567
• After-tax cash flow: $8,695/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

+11.0% since first listed

11 events — show timeline

• 2026-04-28 Pending — MLSNOW
• 2026-04-05 Listed $79,900 MLSNOW
• 2026-03-09 Listing Removed — MLSNOW
• 2025-11-07 Listed $99,900 MLSNOW
• 2015-03-04 Listed $89,900 MLSNOW
• 2015-02-16 Listing Removed — MLSNOW
• 2003-01-23 Sold (Public Records) $116,000 Public Records
• 2002-08-08 Listing Removed — MLSNOW
• 2002-08-08 Listing Removed — MLSNOW
• 2002-05-08 Listed $72,000 MLSNOW
• 2002-05-08 Listed $72,000 MLSNOW

Property tax history

+6.5%/yr

Latest (2025): $2,337 · -0.9% YoY. Source: county tax records.