769/771 Work Dr · Akron, OH 44320

$159,900

6 bd · 2.0 ba · — sqft · MultiFamily · 20 Days on market

Built 1919 Poor condition 5,658 sqft lot Est $139k · 15% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Schools +2.1/10.0
• Condition / age +1.0/5.0
• ARV discount +0.8/15.0
• 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

Charming well maintained duplex near desirable Highland Square. These units each have a living room, dining room, kitchen. The three bedrooms of each unit are upstairs along with a full bath. The attics have two large rooms that can easily sleep four. Investor special and turn key!

Key facts

• Full basement
• 5,658 sq ft lot
• Parking

Tags

• INVESTMENT OPPORTUNITY
• TWO EQUALLY SIZED UNITS
• THIRD FLOOR ATTIC AREA
• FULL BASEMENT

Property features AI

Finance

• Financial info: Tenant responsible for all utilities

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single building
• Construction: Metal roof; Radiant barrier construction
• Exterior features: Wire fencing

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $160k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive. Per door: $324/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 (+1.6%/yr); 102 active listings in the ZIP; lower-income renter base — watch delinquency; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $2,220/mo this rent would consume 65% of the median local household income ($41k/yr) (locally 1316% 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 + 1.6% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 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 $130k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,501 (1.5% below list)

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.39% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.39%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $139,238
• List price: $159,900
• Delta: 14.84%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
892 Delia Ave	0.25mi	6/2.0	2,856	2mo	$165,000	$58	74
370 Wildwood Ave	0.25mi	6/2.0	2,608	2mo	$117,000	$45	74
891-893 Stadelman Ave	0.24mi	5/2.0 (-1)	2,404	11mo	$82,000	$34	62
126-128 Grand Ave	0.23mi	5/2.0 (-1)	2,880	12mo	$157,500	$55	62
622 Payne Ave	0.27mi	6/2.0	2,568	20mo	$115,000	$45	58
96 Gale St	0.35mi	5/3.5 (-1)	—	8mo	$190,000	—	53
465 Grace Ave	0.53mi	6/4.0	4,896	20mo	$233,000	$48	38
1026-1028 Jefferson Ave	0.54mi	7/4.0 (+1)	7,464	21mo	$306,000	$41	32

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $12,467
• Equity at exit: $23,842

10-year hold

• IRR: 15.3%
• Equity multiple: 2.17×
• Total profit: $52,316
• 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 44320

• Rents YoY: 1.6%
• Active inventory: 102
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,220 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $649

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 66%

Sensitivity live

Price	-10% $759	-5% $704	+0% $649	+5% $594	+10% $538
Rent	-10% $473	-5% $561	+0% $649	+5% $736	+10% $824
Rate	-1.0pp $729	-0.5pp $689	base $649	+0.5pp $607	+1.0pp $565

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,220
Total (2 units)			$2,220

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: —

Listing history 8 events

1. 2026-05-18
   status Pending 671-char remark
2. 2026-04-28
   listed $159,900 Active 671-char remark
3. 2024-05-01
   soldstatus $130,000 Closed 282-char remark

   Show marketing remark (282 chars)

   Charming well maintained duplex near desirable Highland Square. These units each have a living room, dining room, kitchen. The three bedrooms of each unit are upstairs along with a full bath. The attics have two large rooms that can easily sleep four. Investor special and turn key!

4. 2024-04-02
   status Pending 282-char remark

   Show marketing remark (282 chars)

   Charming well maintained duplex near desirable Highland Square. These units each have a living room, dining room, kitchen. The three bedrooms of each unit are upstairs along with a full bath. The attics have two large rooms that can easily sleep four. Investor special and turn key!

5. 2024-03-27
   status Active 282-char remark

   Show marketing remark (282 chars)

   Charming well maintained duplex near desirable Highland Square. These units each have a living room, dining room, kitchen. The three bedrooms of each unit are upstairs along with a full bath. The attics have two large rooms that can easily sleep four. Investor special and turn key!

6. 2024-03-27
   price $140,000 282-char remark

   Show marketing remark (282 chars)

   Charming well maintained duplex near desirable Highland Square. These units each have a living room, dining room, kitchen. The three bedrooms of each unit are upstairs along with a full bath. The attics have two large rooms that can easily sleep four. Investor special and turn key!

7. 2024-02-23
   historical 282-char remark

   Show marketing remark (282 chars)

   Charming well maintained duplex near desirable Highland Square. These units each have a living room, dining room, kitchen. The three bedrooms of each unit are upstairs along with a full bath. The attics have two large rooms that can easily sleep four. Investor special and turn key!

8. 2024-02-21
   listed $126,000 282-char remark

   Show marketing remark (282 chars)

   Charming well maintained duplex near desirable Highland Square. These units each have a living room, dining room, kitchen. The three bedrooms of each unit are upstairs along with a full bath. The attics have two large rooms that can easily sleep four. Investor special and turn key!

ⓘ 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 ≥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: $26,640
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − Depreciation: −$4,652
• Taxable income: $5,571
• Est. tax owed @ 24.0%: −$1,337
• After-tax cash flow: $6,448/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 · 1 photo

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates to its exterior, interior, and systems, significantly impacting its value. Immediate investment in these areas is crucial for both resale and rental potential.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major roof — Visible damage and discoloration
• Major flooring — Worn-out carpet
• Major interior walls — Painted walls with visible wear
• Major bathrooms — Likely outdated fixtures
• Major kitchen — Likely outdated appliances
• Major HVAC/mechanicals — Likely outdated systems
• Major landscaping — Overgrown lawn and unkempt appearance

Value-add opportunities

• Both exterior siding and roof repair — Improves both resale and rental appeal
• Both flooring replacement — Enhances both resale and rental appeal
• Both interior wall and paint refresh — Enhances both resale and rental appeal
• Both bathroom and kitchen updates — Enhances both resale and rental appeal
• Both HVAC and mechanical upgrades — Enhances both resale and rental appeal
• Both landscaping and curb appeal improvements — Enhances both resale and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
roof · Visible damage and discoloration	Major	$15,000–50,000
flooring · Worn-out carpet	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
bathrooms · Likely outdated fixtures	Major	$15,000–50,000
kitchen · Likely outdated appliances	Major	$15,000–50,000
HVAC/mechanicals · Likely outdated systems	Major	$15,000–50,000
landscaping · Overgrown lawn and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves both resale and rental appeal ↑
• Both flooring replacement — Enhances both resale and rental appeal ↑
• Both interior wall and paint refresh — Enhances both resale and rental appeal ↑
• Both bathroom and kitchen updates — Enhances both resale and rental appeal ↑
• Both HVAC and mechanical upgrades — Enhances both resale and rental appeal ↑
• Both landscaping and curb appeal improvements — Enhances both resale and rental appeal ↑

ⓘ 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): 17,690
• Household income: $41,241
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 1316.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 27% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -117.69%
• Current HPI: 122.9888
• Rent YoY: ▲ 1.65%
• 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

+26.9% since first listed

8 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-04-28 Listed $159,900 MLSNOW
• 2024-05-01 Sold (MLS) $130,000 MLSNOW
• 2024-04-02 Pending — MLSNOW
• 2024-03-27 Relisted — MLSNOW
• 2024-03-27 Price Changed $140,000 MLSNOW
• 2024-02-23 Listing Removed — MLSNOW
• 2024-02-21 Listed $126,000 MLSNOW