1262 Carol Dr · Kent, OH 44240

$235,000

3 bd · 2.0 ba · 1,788 sqft · SingleFamily public records · 15 Days on market

Built 1974 8,999 sqft lot Est $283k · 17% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Livability +4.5/5.0
• Schools +4.3/10.0
• Rent growth +4.2/5.0
• DSCR +3.5/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This refurbished bi-level is ready for its new owner. It features an open floor plan, 3 bedrooms up and a 4th or office/rec room on the lower level with 2 full baths, laundry room, and convenient storage areas. Updates include; new furnace, new neutral carpeting throughout, interior paint, kitchen cabinets, countertops and sink, bathtub/surround and vanity as well as a roof that is less than 5 years old. Come see for yourself!

Key facts

• Freshly painted
• Storage shed
• New deck

Tags

• NEW DECK
• FULLY-FENCED BACKYARD
• STORAGE SHED
• FRESHLY PAINTED

Property features AI

Exterior

• Parking: Attached garage (1 car); Driveway; On-street parking
• Utilities: Public water; Public sewer
• Home design: 2 stories; Wood siding construction
• Construction: Asphalt roof; Built (year per public records); Construction includes asphalt, concrete, and wood siding
• Exterior features: Private yard; Deck; Storage shed(s); Full backyard fencing; City lot; Has a view

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Concrete (bonus room, lower level); Carpet (bonus room, lower level)
• Bathrooms: 2 full bathrooms (1 on main level)
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Ceiling fan(s); Partially finished full basement
• Laundry & utility: In-unit laundry room on lower level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-59 ($-711/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (21.1% below list).
• Recommended offer: $185k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.1% in Kent — 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 89/100 on livability (#13 in OH, #129 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment F.
• Kent City (suburban): math 46% / reading 58% proficiency, ranked #433 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.8%/yr); 139 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• This rent runs 39% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $85k; list at $235k implies a 176% gain — meaningful room to come down on a strong offer.

Recommended offer $185,330 (21.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.79% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $282,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1302 Carol Dr	0.11mi	4/2.0 (+1)	1,788 (0%)	3mo	$235,000	$131	88
1285 Gale Dr	0.13mi	3/2.0	1,642 (-8%)	2mo	$251,500	$153	79
1189 Garth Dr	0.18mi	3/2.0	1,628 (-9%)	3mo	$215,000	$132	74
488 Spaulding Dr	0.21mi	3/1.5	1,716 (-4%)	12mo	$280,000	$163	72
1213 Garth Dr	0.14mi	3/2.0	1,690 (-6%)	23mo	$280,000	$166	65
350 Silver Meadows Dr	0.34mi	3/1.5	1,988 (+11%)	2mo	$261,000	$131	62
600 Silver Meadows Dr	0.10mi	3/1.5	1,520 (-15%)	8mo	$210,000	$138	62
874 Admore Dr	0.36mi	3/3.5	1,926 (+8%)	10mo	$375,000	$195	56
912 Highridge Ln	0.48mi	3/2.5	1,754 (-2%)	21mo	$360,000	$205	55
458 Irma St	0.64mi	4/2.5 (+1)	1,929 (+8%)	1mo	$305,000	$158	49
4547 Edgewater Dr	0.54mi	3/2.5	1,968 (+10%)	9mo	$424,550	$216	48
1140 Leonard Blvd	0.71mi	3/2.0	1,555 (-13%)	10mo	$202,000	$130	37

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 · 6.8% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.48×
• Total profit: $-34,531
• Equity at exit: $35,039

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,419
• Equity at exit: $20,319

Cash invested: $65,800 (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 44240

• Rents YoY: 6.8%
• Active inventory: 139
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$193 /mo · $2,317/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-59

Break-even live

Break-even rent $1,928

Max offer price $224,535

Occupancy floor 98%

Sensitivity live

Price	-10% $74	-5% $7	+0% $-59	+5% $-126	+10% $-192
Rent	-10% $-206	-5% $-132	+0% $-59	+5% $14	+10% $87
Rate	-1.0pp $59	-0.5pp $1	base $-59	+0.5pp $-120	+1.0pp $-182

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
829 Randall Dr Kent, OH	2.0	1.5	2017	$1,750	$0.87	44d	1	1.28mi
2855 Graham Rd Unit 4 Stow, OH	2.0	1.5	1236	$1,350	$1.09	44d	1	1.36mi

Listing history 11 events

1. 2026-06-18
   days on market $235,000 Active 15 DOM
2. 2026-06-17
   days on market $235,000 Active 14 DOM
3. 2026-06-16
   days on market $235,000 Active 13 DOM
4. 2026-06-15
   days on market $235,000 Active 12 DOM
5. 2026-06-14
   days on market $235,000 Active 10 DOM
6. 2026-06-13
   days on market $235,000 Active 9 DOM
7. 2026-06-10
   days on market $235,000 Active 7 DOM
8. 2026-06-09
   days on market $235,000 Active 6 DOM
9. 2026-06-08
   days on market $235,000 Active 5 DOM
10. 2026-06-07
    remarks 663-char remark
11. 2026-06-07
    listed $235,000 Active 4 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: $2,317 · $193/mo
• Projected year-2 tax: $2,991 · $249/mo
• Expected delta: +$675/yr (+$56/mo · 29.1%)

ⓘ 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 · 18 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: $22,240
• − Mortgage interest: −$13,164
• − Property taxes: −$2,317
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$6,836
• Taxable loss: −$4,811
• Est. tax savings @ 24.0%: +$1,155
• After-tax cash flow: $444/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: Kent City
• NCES district ID: 3904416
• Math proficiency: 46% ▼ -23.00%
• Reading proficiency: 58% ▼ -15.00%
• Median HH income: $36,095
• Composite: 43.07/100
• National rank: #3092
• State rank: #433 of 656 in OH

Livability — Kent

• Score: 89/100
• State rank: #13
• US rank: #129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kent, OH
• County: Portage County · 70,400 people
• City population: 37,788
• Metro: Akron, OH
• Population (ZIP): 37,788
• Household income: $57,627
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 2634.0

Population outlook (Portage County) Hauer SSP2

• Today (2025): 166,109 people
• By 2030: 167,752 · +1.0%
• By 2040: 168,640 · +1.5%
• By 2050: 167,469 · +0.8%
• By 2075: 170,131 · +2.4%
• By 2100: 167,958 · +1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 6% Black 6% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Arabic 2% Other Asian/Pacific 1%

Political lean MEDSL · Portage

• 2024 margin: R (+15.5) · D 41.8% · R 57.3%
• 2008→2024 swing: -24.5pp toward R · 2008: 9.0pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+12.5 2016: R+10.2 2012: D+4.9 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -162.04%
• Current HPI: 189.3174
• Rent YoY: ▲ 6.80%
• 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

+161.4% since first listed

6 events — show timeline

• 2026-06-03 Listed $235,000 MLSNOW
• 2009-10-29 Sold (Public Records) $85,000 Public Records
• 2009-10-29 Sold (MLS) $85,000 MLSNOW
• 2009-08-20 Listed $89,900 MLSNOW
• 2009-08-19 Listing Removed — MLSNOW
• 2009-05-01 Listed $89,900 MLSNOW

Property tax history

+0.5%/yr

Latest (2025): $2,317 · +1.6% YoY. Source: county tax records.