109 Orton Dr · Portage Lakes, OH 44319

$85,000

2 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 21 Days on market

Built 1952 10,005 sqft lot $81/sqft · 57% below area ↓ 7% since listing

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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
• 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

Great investment opportunity!! Prime Portage Lakes/ Coventry location situated on spacious, level corner lot (82x122), quiet street and full of potential! Footprint (1,052 s. f. ) ranch presently having 2 bedrooms, 1 bath, quaint covered front porch, vinyl siding, storage building, concrete parking pad, and public sewer. Coventry School District. Convenient location to Portage Lakes, Akron and Barberton. Check out 109 Orton Drive…whether looking for a flip or long term rental!! Property being sold as is!

Key facts

• Storage building
• Vinyl siding
• Level corner lot

Tags

• PORTAGE LAKES LOCATION
• LEVEL CORNER LOT
• QUAINT COVERED FRONT PORCH
• VINYL SIDING
• STORAGE BUILDING
• CONCRETE PARKING PAD

Property features AI

Exterior

• Parking: On-site parking pad
• Utilities: Public sewer; Well water
• Home design: Single-story home; Faces south
• Construction: Vinyl siding; Asphalt fiberglass roof; Crawl space with dirt floor
• Exterior features: Covered front porch; Outbuilding for storage; Corner, flat and level lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Ceiling fans and wall/window cooling units
• Interior features: Insulated windows; Ceiling fan(s)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.8% vs local median 13.7% in Portage Lakes — 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 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 39% of the median local income ($75k/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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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.
5. 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.
6. 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: 2.88% ✓
• Cap rate: 24.82%
• Cash-on-cash: 66.16%
• DSCR: 3.94
• GRM: 2.9

CMA / ARV

• ARV (median comp): $197,026
• List price: $85,000
• Delta: -56.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Delora Dr	0.36mi	3/1.5 (+1)	1,092 (+4%)	4mo	$130,000	$119	66
149 Orton Dr	0.07mi	2/2.0	1,180 (+12%)	9mo	$159,900	$136	65
3004 Sauer Dr	0.21mi	3/2.0 (+1)	1,104 (+5%)	10mo	$235,000	$213	65
51 Portage Lakes Dr	0.56mi	3/2.0 (+1)	1,056 (+0%)	4mo	$174,000	$165	61
449 W Long Lake Blvd	0.56mi	2/1.0	960 (-9%)	2mo	$190,000	$198	58
2504 Clayton Dr	0.64mi	3/1.5 (+1)	1,020 (-3%)	3mo	$210,000	$206	55
439 Port Dr	0.73mi	3/1.0 (+1)	1,073 (+2%)	6mo	$215,000	$200	52
79 Weil Ave	0.67mi	2/1.0	1,120 (+6%)	9mo	$152,500	$136	50
71 Delora Dr	0.35mi	3/1.0 (+1)	1,200 (+14%)	6mo	$229,000	$191	50
206 Lakota Ave	0.55mi	2/1.0	908 (-14%)	6mo	$79,900	$88	46
3189 Kingsley Dr	0.64mi	2/2.0	1,152 (+10%)	11mo	$188,500	$164	41
3275 Waterside Dr	0.67mi	3/2.0 (+1)	1,120 (+6%)	20mo	$180,000	$161	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.4%
• Equity multiple: 3.94×
• Total profit: $69,857
• Equity at exit: $12,674

10-year hold

• IRR: 69.7%
• Equity multiple: 8.09×
• Total profit: $168,675
• Equity at exit: $7,349

Cash invested: $23,800 (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 44319

• Active inventory: 90
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,445 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$138 /mo · $1,661/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $1,312

Break-even live

Break-even rent $784

Max offer price $85,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,360	-5% $1,336	+0% $1,312	+5% $1,288	+10% $1,264
Rent	-10% $1,119	-5% $1,216	+0% $1,312	+5% $1,409	+10% $1,505
Rate	-1.0pp $1,355	-0.5pp $1,334	base $1,312	+0.5pp $1,290	+1.0pp $1,268

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Mallard Point Dr Akron, OH	1.0–2.0	1.0–2.0	945	$1,530	$1.62	14d	18	0.22mi
829 Portage Lakes Dr Unit 1496076P Akron, OH	3.0	1.0	1356	$7,700	$5.68	14d	1	0.94mi
686 Portage Lakes Dr Coventry Township, OH	2.0	1.0	882	$1,695	$1.92	24d	1	0.98mi

Listing history 6 events

1. 2026-06-03
   status $85,000 Pending 21 DOM
2. 2026-06-02
   days on market $85,000 Active 21 DOM
3. 2026-06-01
   days on market $85,000 Active 20 DOM
4. 2026-05-31
   days on market $85,000 Active 19 DOM
5. 2026-05-31
   days on market $85,000 Active 18 DOM
6. 2026-05-12
   listed $91,500 Active 521-char remark

ⓘ 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: $1,661 · $138/mo
• Projected year-2 tax: $1,661 · $138/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 ≥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: $29,343
• − Mortgage interest: −$4,761
• − Property taxes: −$1,661
• − Insurance: −$425
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − Depreciation: −$2,473
• Taxable income: $15,328
• Est. tax owed @ 24.0%: −$3,679
• After-tax cash flow: $12,067/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

-7.1% since first listed

3 events — show timeline

• 2026-06-02 Pending — MLSNOW
• 2026-05-26 Price Changed $85,000 MLSNOW
• 2026-05-12 Listed $91,500 MLSNOW

Property tax history

+3.5%/yr

Latest (2025): $1,661 · +2.0% YoY. Source: county tax records.