3185 Willowedge Dr · Portage Lakes, OH 44319

$219,900

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 33 Days on market

Built 1952 0.29 ac lot Est $182k · 21% 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
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location very near Portage Lakes! Excellent opportunity to purchase a ranch home on a large lot minutes to Portage Lakes! Exterior needs work, but you must look inside. Treed country setting, dead end street. Conveniently located a few minutes to S Arlington shopping, dining, x-way and more. Three bedroom ranch on a large 125' x 100' lot! Front and back porch! Eat in kitchen with oak cabinets. First floor laundry.

Key facts

• Updated full bath
• Spacious double lot
• Modern countertops

Tags

• RENOVATED RANCH-STYLE HOME
• SPACIOUS DOUBLE LOT
• FULLY RENOVATED INTERIOR
• UPDATED FULL BATH
• MODERN COUNTERTOPS
• ABUNDANT CABINETRY

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Well water; Septic tank
• Home design: Single-story main level (2 total stories); Vinyl siding; Metal roof
• Construction: Vinyl siding construction; Metal roof; Built (year source: public records)
• Exterior features: Rear enclosed porch; Patio; Front porch

Interior

• Kitchen: Microwave; Range
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Updated/remodeled condition; Sunroom; Bonus room; Living room; Eat-in kitchen; Has a partial, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

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 ($3k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.

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 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $3,455/mo this rent would consume 55% 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 $7k 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 $62k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $60k; list at $220k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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 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?
5. 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.
6. 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.
7. 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: 1.57% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.44%
• DSCR: 2.13
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $182,160
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3145 Daisy Ave	0.44mi	3/1.5	1,110 (+0%)	7mo	$195,000	$176	71
51 Portage Lakes Dr	0.52mi	3/2.0	1,056 (-4%)	4mo	$174,000	$165	61
79 Weil Ave	0.51mi	2/1.0 (-1)	1,120 (+1%)	9mo	$152,500	$136	61
3189 Kingsley Dr	0.47mi	2/2.0 (-1)	1,152 (+4%)	11mo	$188,500	$164	53
3025 Lamb Dr	0.42mi	3/2.0	1,248 (+13%)	2mo	$235,870	$189	53
3275 Waterside Dr	0.53mi	3/2.0	1,120 (+1%)	20mo	$180,000	$161	52
107 E Wellock Dr	0.49mi	3/1.0	1,240 (+12%)	10mo	$180,000	$145	48
3071 Elderberry Ave	0.46mi	2/1.0 (-1)	964 (-13%)	6mo	$106,000	$110	47
308 E Vista Ave	0.63mi	2/1.0 (-1)	986 (-11%)	3mo	$185,000	$188	45
65 E Bellisle Dr	0.52mi	3/2.0	1,222 (+11%)	12mo	$217,500	$178	44

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: 19.0%
• Equity multiple: 1.77×
• Total profit: $47,486
• Equity at exit: $32,788

10-year hold

• IRR: 27.3%
• Equity multiple: 3.41×
• Total profit: $148,362
• Equity at exit: $19,013

Cash invested: $61,572 (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: 5.3×

Monthly cashflow live

• Estimated rent: $3,455 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$180 /mo · $2,157/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $1,305

Break-even live

Break-even rent $1,803

Max offer price $219,900

Occupancy floor 57%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	1.22mi
234 Mallard Point Dr Akron, OH	1.0–2.0	1.0–2.0	945	$1,530	$1.62	14d	18	1.26mi
829 Portage Lakes Dr Unit 1496076P Akron, OH	3.0	1.0	1356	$7,700	$5.68	14d	1	1.40mi

Listing history 24 events

1. 2026-06-18
   days on market $219,900 Active 33 DOM
2. 2026-06-17
   days on market $219,900 Active 32 DOM
3. 2026-06-16
   days on market $219,900 Active 31 DOM
4. 2026-06-15
   days on market $219,900 Active 30 DOM
5. 2026-06-14
   days on market $219,900 Active 28 DOM
6. 2026-06-13
   days on market $219,900 Active 27 DOM
7. 2026-06-10
   days on market $219,900 Active 25 DOM
8. 2026-06-09
   days on market $219,900 Active 24 DOM
9. 2026-06-08
   days on market $219,900 Active 23 DOM
10. 2026-06-07
    pricedays on market $219,900 Active 22 DOM
11. 2026-06-03
    days on market $224,900 Active 18 DOM
12. 2026-06-02
    days on market $224,900 Active 17 DOM
13. 2026-06-01
    days on market $224,900 Active 16 DOM
14. 2026-05-31
    days on market $224,900 Active 15 DOM
15. 2026-05-31
    days on market $224,900 Active 14 DOM
16. 2026-05-14
    listed $224,900 Active 1643-char remark
17. 2026-05-12
    listed $228,000 Active 1564-char remark
18. 2023-10-31
    soldstatus $60,000
19. 2023-10-27
    soldstatus $60,000 Closed

    Show marketing remark (417 chars)

    Location very near Portage Lakes! Excellent opportunity to purchase a ranch home on a large lot minutes to Portage Lakes! Exterior needs work, but you must look inside. Treed country setting, dead end street. Conveniently located a few minutes to S Arlington shopping, dining, x-way and more. Three bedroom ranch on a large 125' x 100' lot! Front and back porch! Eat in kitchen with oak cabinets. First floor laundry.

20. 2023-10-16
    status Pending

    Show marketing remark (417 chars)

    Location very near Portage Lakes! Excellent opportunity to purchase a ranch home on a large lot minutes to Portage Lakes! Exterior needs work, but you must look inside. Treed country setting, dead end street. Conveniently located a few minutes to S Arlington shopping, dining, x-way and more. Three bedroom ranch on a large 125' x 100' lot! Front and back porch! Eat in kitchen with oak cabinets. First floor laundry.

21. 2023-10-10
    status Active

    Show marketing remark (417 chars)

    Location very near Portage Lakes! Excellent opportunity to purchase a ranch home on a large lot minutes to Portage Lakes! Exterior needs work, but you must look inside. Treed country setting, dead end street. Conveniently located a few minutes to S Arlington shopping, dining, x-way and more. Three bedroom ranch on a large 125' x 100' lot! Front and back porch! Eat in kitchen with oak cabinets. First floor laundry.

22. 2023-10-02
    status Pending

    Show marketing remark (417 chars)

    Location very near Portage Lakes! Excellent opportunity to purchase a ranch home on a large lot minutes to Portage Lakes! Exterior needs work, but you must look inside. Treed country setting, dead end street. Conveniently located a few minutes to S Arlington shopping, dining, x-way and more. Three bedroom ranch on a large 125' x 100' lot! Front and back porch! Eat in kitchen with oak cabinets. First floor laundry.

23. 2023-09-13
    historical Contingent

    Show marketing remark (417 chars)

    Location very near Portage Lakes! Excellent opportunity to purchase a ranch home on a large lot minutes to Portage Lakes! Exterior needs work, but you must look inside. Treed country setting, dead end street. Conveniently located a few minutes to S Arlington shopping, dining, x-way and more. Three bedroom ranch on a large 125' x 100' lot! Front and back porch! Eat in kitchen with oak cabinets. First floor laundry.

24. 2023-09-08
    listed $65,000 Active

    Show marketing remark (417 chars)

    Location very near Portage Lakes! Excellent opportunity to purchase a ranch home on a large lot minutes to Portage Lakes! Exterior needs work, but you must look inside. Treed country setting, dead end street. Conveniently located a few minutes to S Arlington shopping, dining, x-way and more. Three bedroom ranch on a large 125' x 100' lot! Front and back porch! Eat in kitchen with oak cabinets. First floor laundry.

ⓘ 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: $2,157 · $180/mo
• Projected year-2 tax: $2,794 · $233/mo
• Expected delta: +$637/yr (+$53/mo · 29.5%)

ⓘ 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: $41,464
• − Mortgage interest: −$12,318
• − Property taxes: −$2,157
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,317
• − Management: −$3,317
• − Depreciation: −$6,397
• Taxable income: $12,858
• Est. tax owed @ 24.0%: −$3,086
• After-tax cash flow: $12,576/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

+238.3% since first listed

9 events — show timeline

• 2026-06-04 Price Changed $219,900 MLSNOW
• 2026-05-14 Listed $224,900 MLSNOW
• 2023-10-31 Sold (Public Records) $60,000 Public Records
• 2023-10-27 Sold (MLS) $60,000 MLSNOW
• 2023-10-16 Pending — MLSNOW
• 2023-10-10 Relisted — MLSNOW
• 2023-10-02 Pending — MLSNOW
• 2023-09-13 Contingent — MLSNOW
• 2023-09-08 Listed $65,000 MLSNOW

Property tax history

+3.9%/yr

Latest (2025): $2,157 · +1.6% YoY. Source: county tax records.