256 Uhl Dr · Portage Lakes, OH 44319

$269,900

3 bd · 1.0 ba · 1,479 sqft · SingleFamily public records · 8 Days on market

Built 1933 0.37 ac lot Est $305k · 11% 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 +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON MARKET, - 1579 sq. . ft, 3 bedroom Colonial, with association dock available on East Reservoir with almost 2,000 acres of connecting lakes, 1st floor hardwood floors, 2nd floor bright finished pine floors, wood burning LRf fireplace , formal dining room, bright, peaceful sun room, full bath 2nd floor shower in basement. This property has had excellent care, all mechanistically sound, decor dated, however, well worth the investment to update. it has multiple lots with a wealth of of barn stone to provide the opportunity to have one of the most striking landscaping in the neighborhood. Located in the heart of the Portage Lakes near the Cock tower, golf, convenient to Local Metro Parks, Tow Paths, and Portage Lakes Recreation Areas, Shopping, Schools, and Several Portage Lakes Lake Front Restaurants & Entertainment Garage with opener.

Key facts

• Solarium bonus room
• Beach access
• Views of the lake

Tags

• BOAT SLIP
• BEACH ACCESS
• STONE WOODBURNING FIREPLACE
• SOLARIUM BONUS ROOM
• BRAND NEW LVT FLOORING
• VIEWS OF THE LAKE

Property features AI

Finance

• HOA & community: Community features include fishing and lake access

Exterior

• Parking: Detached garage with garage door opener and electricity (1.5 garage spaces)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Updated/remodeled condition
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Patio; Shed(s); Boat slip; Lake privileges; Has a view

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Double pane windows; Full unfinished basement; Wood-burning fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $270k).

Location & tenants

• Location reads 64/100 on livability (#772 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, schools D-, amenities F.
• Coventry Local (suburban): math 52% / reading 64% proficiency, ranked #315 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 90 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $4,951/mo this rent would consume 79% of the median local household income ($75k/yr) — 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 $2k of loan paydown is wiped out by about $8k 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 $76k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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 $134k; list at $270k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $269,900

Questions for the listing agent

1. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.83% ✓
• Cap rate: 15.64%
• Cash-on-cash: 33.39%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $304,674
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
268 E Willowview Dr	0.03mi	3/2.0	1,370 (-7%)	6mo	$330,000	$241	77
3691 S Turkeyfoot Rd	0.23mi	3/2.0	1,517 (+3%)	12mo	$273,500	$180	71
445 W Willowview Dr	0.36mi	3/2.0	1,487 (+0%)	13mo	$270,000	$182	68
3704 S Turkeyfoot Rd	0.23mi	2/1.5 (-1)	1,404 (-5%)	8mo	$212,000	$151	68
228 Olden Ave	0.08mi	4/2.0 (+1)	1,335 (-10%)	8mo	$165,000	$124	64
3839 S Turkeyfoot Rd	0.35mi	4/1.5 (+1)	1,417 (-4%)	17mo	$152,440	$108	55
286 Aqua Blvd	0.49mi	3/3.0	1,430 (-3%)	14mo	$295,000	$206	52
472 Saunders Ave	0.70mi	3/2.0	1,512 (+2%)	10mo	$425,000	$281	52
3648 Portage Point Blvd	0.49mi	4/2.0 (+1)	1,543 (+4%)	14mo	$572,000	$371	50
3268 Waterside Dr	0.71mi	3/3.5	1,360 (-8%)	21mo	$620,000	$456	26

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: 28.6%
• Equity multiple: 2.19×
• Total profit: $90,245
• Equity at exit: $40,243

10-year hold

• IRR: 36.1%
• Equity multiple: 4.32×
• Total profit: $251,216
• Equity at exit: $23,336

Cash invested: $75,572 (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 44319

• Active inventory: 90
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $4,951 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$280 /mo · $3,365/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,040
• Net cashflow: $2,103

Break-even live

Break-even rent $2,289

Max offer price $269,900

Occupancy floor 53%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
686 Portage Lakes Dr Coventry Township, OH	2.0	1.0	882	$1,695	$1.92	23d	1	0.89mi
829 Portage Lakes Dr Unit 1496076P Akron, OH	3.0	1.0	1356	$7,700	$5.68	14d	1	1.16mi

Listing history 7 events

1. 2026-06-18
   days on market $269,900 Active 8 DOM
2. 2026-06-17
   days on market $269,900 Active 7 DOM
3. 2026-06-16
   days on market $269,900 Active 6 DOM
4. 2026-06-15
   days on market $269,900 Active 5 DOM
5. 2026-06-14
   days on market $269,900 Active 3 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   listed $269,900 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: $3,365 · $280/mo
• Projected year-2 tax: $3,788 · $316/mo
• Expected delta: +$423/yr (+$35/mo · 12.6%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,411
• − Mortgage interest: −$15,119
• − Property taxes: −$3,365
• − Insurance: −$1,350
• − Repairs & maintenance: −$4,753
• − Management: −$4,753
• − Depreciation: −$7,852
• Taxable income: $22,221
• Est. tax owed @ 24.0%: −$5,333
• After-tax cash flow: $19,903/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: Coventry Local
• NCES district ID: 3904999
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $52,981
• Composite: 49.66/100
• National rank: #1976
• State rank: #315 of 656 in OH

Livability — Portage Lakes

• Score: 64/100
• State rank: #772
• US rank: #14032

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portage Lakes, OH
• County: Summit · 539,389 people
• Metro: Akron, OH
• Population (ZIP): 21,469
• Household income: $74,781
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 12.4

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 2% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 5% Slovak 2% Serbian 1%
• Foreign-born: 2% · China, Vietnam
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% Chinese 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: ▼ -236.58%
• Current HPI: 213.2267
• Rent YoY: —
• Metro: —
• 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

+93.1% since first listed

16 events — show timeline

• 2026-06-10 Listed $269,900 MLSNOW
• 2016-06-30 Sold (Public Records) $133,500 Public Records
• 2016-06-30 Sold (MLS) $133,500 MLSNOW
• 2016-06-23 Pending — MLSNOW
• 2016-05-21 Contingent — MLSNOW
• 2016-05-20 Listing Removed — MLSNOW
• 2016-05-13 Relisted — MLSNOW
• 2016-05-04 Contingent — MLSNOW
• 2016-05-02 Listed $134,600 MLSNOW
• 2016-02-23 Pending — MLSNOW
• 2016-02-23 Listing Removed — MLSNOW
• 2016-02-06 Price Changed $132,600 MLSNOW
• 2016-02-01 Relisted — MLSNOW
• 2016-01-31 Listing Removed — MLSNOW
• 2015-08-07 Price Changed $134,600 MLSNOW
• 2015-06-16 Listed $139,800 MLSNOW

Property tax history

+3.7%/yr

Latest (2025): $3,365 · +3.5% YoY. Source: county tax records.