756 Brown St · Akron, OH 44311

$54,500

4 bd · 3.0 ba · 2,132 sqft · MultiFamily public records · 13 Days on market

Built 1899 5,301 sqft lot

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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 +7.5/15.0
• 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

Investor’s dream! This spacious 5-bedroom, 3-bathroom duplex offers endless potential. With some TLC, it could shine as a fantastic rental property or a home with extra income potential. Bonus: there’s a possibility of adding a 6th bedroom! Bring your vision and tools to unlock this property’s full potential. Don’t miss out!

Key facts

• 5,301 sq ft lot
• Parking
• Built 1899

Property features AI

Finance

• Financial info: Tenant pays all utilities

Exterior

• Parking: Driveway, no garage
• Utilities: Public water; Public sewer
• Home design: 2-story house; Fixer condition
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built per public records
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: Total rooms: 9
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating; Steam heating
• Interior features: Partial, unfinished basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $54k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $637/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Cap rate 34.3% 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: 54 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $2,142/mo this rent would consume 105% 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 $377 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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 $36k; list at $54k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,500

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 1899 — 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: 3.93% ✓
• Cap rate: 34.33%
• Cash-on-cash: 100.13%
• DSCR: 5.46
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $115,128
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 E South St	0.14mi	4/2.0	2,074 (-3%)	5mo	$92,000	$44	80
673 Sumner St	0.35mi	4/2.0	1,882 (-12%)	1mo	$129,900	$69	59
656 Kling St	0.24mi	5/2.0 (+1)	2,251 (+6%)	16mo	$156,500	$70	57
876 Kling St	0.22mi	4/2.0	1,874 (-12%)	19mo	$129,900	$69	50
182-184 E Voris St	0.53mi	4/2.0	2,231 (+5%)	19mo	$94,000	$42	48
393 Spicer St	0.66mi	4/2.0	2,448 (+15%)	3mo	$125,000	$51	38
398 Margaret St	0.64mi	3/2.0 (-1)	1,820 (-15%)	4mo	$98,000	$54	33
668 Corley St	0.68mi	3/3.0 (-1)	1,836 (-14%)	16mo	$95,000	$52	27

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: —
• Equity multiple: 5.74×
• Total profit: $72,324
• Equity at exit: $8,126

10-year hold

• IRR: —
• Equity multiple: 11.99×
• Total profit: $167,640
• Equity at exit: $4,712

Cash invested: $15,260 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$286
• Tax from tax record: −$110 /mo · $1,324/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $1,273

Break-even live

Break-even rent $530

Max offer price $54,500

Occupancy floor 36%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,142
Total (2 units)			$2,142

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
768 Beardsley St Akron, OH	5.0	1.5	1714	$1,500	$0.88	14d	1	0.15mi
548 Spicer St Akron, OH	4.0	2.0	1487	$1,100	$0.74	23d	1	0.38mi
1012 Brown St Akron, OH	4.0	2.0	1518	$1,295	$0.85	44d	1	0.47mi
1028 Kling St Akron, OH	4.0	2.0	1500	$1,450	$0.97	44d	1	0.51mi
288 Cross St Akron, OH	4.0	2.0	1512	$1,295	$0.86	44d	1	0.54mi
450 Stanton Ave Akron, OH	3.0	2.0	1927	$1,425	$0.74	44d	1	0.60mi
435 Margaret St Akron, OH	4.0	2.0	1900	$1,450	$0.76	44d	1	0.61mi
1040 Neptune Ave Akron, OH	4.0	1.0	1400	$1,300	$0.93	44d	1	0.63mi
497 Sumner St Akron, OH	5.0	2.0	1776	$1,295	$0.73	44d	1	0.64mi
466 Adkins Ave Akron, OH	4.0	1.5	1800	$1,450	$0.81	44d	1	0.65mi
1200 Girard St Akron, OH	3.0	2.0	1438	$1,100	$0.76	14d	1	0.85mi
516 Whitney Ave Akron, OH	4.0	2.0	1676	$1,500	$0.89	44d	1	0.88mi
1368 Moore St Akron, OH	4.0	1.0	1575	$1,300	$0.83	44d	1	1.04mi
1076 Ackley St Akron, OH	4.0	2.0	1998	$2,000	$1.00	14d	1	1.05mi
373 N Firestone Blvd Akron, OH	4.0	1.5	1590	$1,550	$0.97	44d	1	1.13mi
432 N Firestone Blvd Unit 1496097P Akron, OH	4.0	2.0	1926	$6,253	$3.25	21d	1	1.15mi
22 E Exchange St Apt 310 Akron, OH	3.0	3.0	1496	$1,962	$1.31	44d	1	1.16mi
497 Lucy St Akron, OH	4.0	1.0	1600	$1,500	$0.94	44d	1	1.18mi
78 E Mapledale Ave Akron, OH	4.0	1.5	1600	$1,500	$0.94	14d	1	1.30mi
783 Boulevard St Akron, OH	4.0	1.0	1440	$999	$0.69	23d	1	1.35mi
177 Kent Ct Akron, OH	3.0	1.0	2613	$1,150	$0.44	23d	1	1.40mi
846 Lee Dr Akron, OH	4.0	1.0	1433	$1,325	$0.92	14d	1	1.43mi
846 Lee Dr Akron, OH	4.0	1.5	1433	$1,325	$0.92	23d	1	1.43mi
1070 Super Genius Cir Akron, OH	2.0–4.0	1.0–2.0	1145	$1,429	$1.25	14d	1	1.46mi
156 S Main St Akron, OH	2.0–3.0	2.0	1197	$2,985	$2.49	23d	4	1.47mi

Listing history 11 events

1. 2026-06-18
   days on market $54,500 Active 13 DOM
2. 2026-06-17
   days on market $54,500 Active 12 DOM
3. 2026-06-16
   days on market $54,500 Active 11 DOM
4. 2026-06-15
   days on market $54,500 Active 10 DOM
5. 2026-06-14
   days on market $54,500 Active 8 DOM
6. 2026-06-13
   days on market $54,500 Active 7 DOM
7. 2026-06-10
   days on market $54,500 Active 5 DOM
8. 2026-06-09
   days on market $54,500 Active 4 DOM
9. 2026-06-08
   days on market $54,500 Active 3 DOM
10. 2026-06-07
    remarks 583-char remark
11. 2026-06-07
    listed $54,500 Active 2 DOM

ⓘ 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: $1,324 · $110/mo
• Projected year-2 tax: $1,324 · $110/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 ≥96°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: $25,704
• − Mortgage interest: −$3,053
• − Property taxes: −$1,324
• − Insurance: −$272
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$1,585
• Taxable income: $15,356
• Est. tax owed @ 24.0%: −$3,685
• After-tax cash flow: $11,594/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

+31.0% since first listed

25 events — show timeline

• 2026-06-05 Listed $54,500 MLSNOW
• 2026-04-24 Listing Removed — MLSNOW
• 2026-02-12 Listed $59,500 MLSNOW
• 2025-03-19 Sold (MLS) $36,000 MLSNOW
• 2025-03-04 Pending — MLSNOW
• 2025-02-26 Contingent — MLSNOW
• 2025-02-03 Price Changed $42,000 MLSNOW
• 2025-01-29 Price Changed $43,000 MLSNOW
• 2025-01-14 Price Changed $45,000 MLSNOW
• 2025-01-03 Sold (Public Records) $25,000 Public Records
• 2024-12-29 Listed $49,000 MLSNOW
• 2024-12-23 Listing Removed — MLSNOW
• 2024-12-21 Relisted — MLSNOW
• 2024-11-12 Pending — MLSNOW
• 2024-10-24 Relisted — MLSNOW
• 2024-10-15 Pending — MLSNOW
• 2024-10-10 Price Changed $55,000 MLSNOW
• 2024-09-23 Listed $85,000 MLSNOW
• 2024-06-13 Sold (MLS) $25,000 MLSNOW
• 2024-05-23 Pending — MLSNOW
• 2024-05-22 Listing Removed — MLSNOW
• 2024-04-23 Price Changed $27,500 MLSNOW
• 2024-03-22 Price Changed $32,500 MLSNOW
• 2024-02-19 Price Changed $37,500 MLSNOW
• 2024-01-11 Listed $41,600 MLSNOW

Property tax history

-0.8%/yr

Latest (2025): $1,324 · +0.1% YoY. Source: county tax records.