779 & 781 Jason Ave · Akron, OH 44314

$159,900

4 bd · 2.0 ba · 1,440 sqft · MultiFamily · 13 Days on market

Built 1964 Good condition 4,399 sqft lot Est $153k · at est.

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• ARV discount +5.4/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• 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

Don’t miss this opportunity to own a well-maintained, all-brick, fully occupied ranch-style duplex in Akron's Kenmore area! Each unit offers a comfortable layout with a living room, kitchen, two bedrooms, a full bathroom, and in-unit laundry. The property has seen several recent updates, including a new concrete driveway and parking area (2021). Unit 779 features updated LVT flooring (2024), a fully remodeled kitchen with new appliances (2024), and a furnace installed in 2014. Unit 781 includes LVT flooring and tile (2018), updated appliances (2018), and a furnace from 2014. Whether you’re a seasoned investor growing your portfolio or a first-time buyer, this property presents

Key facts

• Updated lvt flooring
• Ranch-style duplex
• In-unit laundry

Tags

• RANCH-STYLE DUPLEX
• NEW CONCRETE DRIVEWAY
• FULLY REMODELED KITCHEN
• UPDATED LVT FLOORING
• IN-UNIT LAUNDRY

Property features AI

Finance

• Other: Annual tax listed (tax year 2025)
• Financial info: Owner pays water, sewer, and trash collection; Tenants pay electricity and gas; Two leased units with current rents: Unit #779 at $850 and Unit #781 at $675

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: Single-story building; One building on the lot; Slab foundation
• Construction: Built (year per public records); Asphalt shingle roof; Brick construction
• Exterior features: Brick exterior; Public water and public sewer

Interior

• Bedrooms: Two 2-bedroom units (Unit #779 and Unit #781)
• Bathrooms: Two full bathrooms (one per unit)
• Heating & cooling: Forced-air heating (gas); Wall-mounted cooling units
• Interior features: Total of 8 rooms; In-unit laundry
• Laundry & utility: Laundry located inside the building/in-unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive. Per door: $180/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.0% 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 (+3.9%/yr); 104 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $1,854/mo this rent would consume 47% of the median local household income ($47k/yr) (locally 975% 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 $5k 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 + 3.9% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $159,900

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 1964 — 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: 1.16% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $152,640
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
779 & 781 Jason Ave	0.00mi	4/2.0	1,440 (0%)	1mo	$152,000	$106	99

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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,265
• Equity at exit: $23,842

10-year hold

• IRR: 9.9%
• Equity multiple: 1.80×
• Total profit: $35,666
• Equity at exit: $13,825

Cash invested: $44,772 (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 44314

• Rents YoY: 3.9%
• Active inventory: 104
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $360

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 76%

Sensitivity live

Price	-10% $470	-5% $415	+0% $360	+5% $304	+10% $249
Rent	-10% $213	-5% $286	+0% $360	+5% $433	+10% $506
Rate	-1.0pp $440	-0.5pp $400	base $360	+0.5pp $318	+1.0pp $276

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,854
Total (2 units)			$1,854

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
760 Lakewood Blvd Akron, OH	3.0	2.0	1398	$1,150	$0.82	24d	1	0.08mi
1641 13th St SW Akron, OH	5.0	2.5	1700	$1,750	$1.03	45d	1	0.29mi
960 Jason Ave Akron, OH	3.0	1.5	935	$1,095	$1.17	22d	1	0.32mi
527 Brady Ave Akron, OH	3.0	1.5	1416	$1,395	$0.99	45d	1	0.40mi
875 Harrison Ave Akron, OH	3.0	1.0	1157	$1,150	$0.99	15d	1	0.47mi
721 Polk Ave Akron, OH	3.0	1.5	1500	$1,600	$1.07	24d	1	0.52mi
773 Montana Ave Akron, OH	3.0	1.5	1128	$1,195	$1.06	24d	1	0.59mi
1161 La Croix Ave Akron, OH	3.0	1.0	1452	$1,200	$0.83	24d	1	0.60mi
1313 Manchester Rd Akron, OH	3.0	1.0	1221	$1,200	$0.98	22d	1	0.61mi
685 Longview Ave Akron, OH	3.0	1.0	1100	$1,150	$1.05	45d	1	0.62mi
2160 12th St SW Akron, OH	3.0	1.0	1445	$1,300	$0.90	45d	1	0.71mi
2163 13th St SW Akron, OH	3.0	2.5	1480	$1,150	$0.78	45d	1	0.72mi
1032 Andrew St Akron, OH	3.0	1.0	960	$1,097	$1.14	45d	1	0.77mi
2222 12th St SW Akron, OH	3.0	1.5	1270	$1,050	$0.83	45d	1	0.83mi
1029 Harpster Ave Akron, OH	4.0	1.0	1403	$1,250	$0.89	15d	1	0.87mi
2250 11th St SW Akron, OH	3.0	1.0	1308	$1,350	$1.03	15d	1	0.88mi
2211 18th St SW Akron, OH	3.0	1.0	1332	$1,250	$0.94	15d	1	0.88mi
786 Florida Ave Akron, OH	5.0	1.0	1773	$1,195	$0.67	45d	1	0.90mi
720 Florida Ave Akron, OH	4.0	1.0	1124	$1,500	$1.33	15d	1	0.90mi
1127 Victory St Unit 1129 Akron, OH	3.0	1.0	1368	$950	$0.69	45d	1	0.92mi
783 Leonard St Akron, OH	3.0	1.0	1040	$1,250	$1.20	45d	1	1.02mi
991 Diana Ave Akron, OH	3.0	2.0	1264	$1,325	$1.05	45d	1	1.07mi
2138 East Ave Akron, OH	3.0	1.0	990	$1,100	$1.11	24d	1	1.07mi
1494 Diagonal Rd Akron, OH	3.0	1.0	1064	$1,495	$1.41	45d	1	1.09mi
949 Raymond St Akron, OH	5.0	1.0	1564	$1,150	$0.74	45d	1	1.17mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	24d	1	1.26mi
1092 Peerless Ave Akron, OH	3.0	1.0	998	$1,200	$1.20	45d	1	1.35mi
1292 W Wilbeth Rd Akron, OH	3.0	1.0	1248	$1,200	$0.96	22d	1	1.46mi

Listing history 4 events

1. 2026-04-13
   status Pending
2. 2026-04-08
   status Active
3. 2026-03-27
   status Pending
4. 2026-03-20
   listed $159,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,248
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$4,652
• Taxable income: $1,882
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $3,864/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, fully occupied ranch-style duplex in Akron's Kenmore area offers updated living spaces and appliances. The property is in good condition with minimal repairs needed.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both exterior paint — improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — improves curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 17,885
• Household income: $47,468
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 975.0

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 (69%)
• Race & ethnicity: White 69% Black 16% Two or more races 12% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · India, Canada, Philippines
• Languages at home: 96% English-only · Chinese 2% Russian/Polish/Slavic 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: ▼ -166.61%
• Current HPI: 151.066
• Rent YoY: ▲ 3.91%
• 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

4 events — show timeline

• 2026-04-13 Pending — MLSNOW
• 2026-04-08 Relisted — MLSNOW
• 2026-03-27 Pending — MLSNOW
• 2026-03-20 Listed $159,900 MLSNOW