832 Harold St · Kent, OH 44240

$244,999

4 bd · 2.0 ba · 1,683 sqft · SingleFamily public records · 7 Days on market

Built 1961 0.27 ac lot Est $263k · 7% 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).

• Cash flow +13.2/30.0
• ARV discount +10.5/15.0
• Livability +4.5/5.0
• Schools +4.3/10.0
• Rent growth +4.2/5.0
• DSCR +4.0/10.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Cape with four over sized bedrooms and two full baths, rare find in city of Kent! Most rooms in this home have been newly painted. Features include: White kitchen cabinets and new counter tops, new carpet in the 2 first floor bedrooms and dining area, First floor full bathroom, hardwood flooring under carpeting, Pergo flooring in the living room. The second floor bedrooms have hardwood flooring and a full bath between them. The basement has new glass block windows, a recreation room, a huge workshop and separate laundry area. Between the house and the two car garage is a covered deck opening to the Fenced yard. Storage shed stays.

Key facts

• Covered deck
• Massive workshop
• 0.27 acre lot

Tags

• ORIGINAL HARDWOOD FLOORS
• VIBRANT GREEN CABINETS
• DEDICATED RECREATION ROOM
• MASSIVE WORKSHOP
• SEPARATE LAUNDRY AREA
• COVERED DECK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-4 ($-42/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (13.9% below list).
• Recommended offer: $211k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Davey Elementary School (math 52% / reading 57%, grade C, #788 of 1,584 statewide, top 52%, 438 students, 43% FRL); Stanton Middle School (math 43% / reading 55%, grade C-, #426 of 654 statewide, top 66%, 660 students, 46% FRL); Theodore Roosevelt High School (math 47% / reading 71%, grade C+, #262 of 781 statewide, top 34%, 1,245 students, 26% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 143 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• This rent runs 44% 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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.

Recommended offer $210,869 (13.9% 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 1961 — 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: 0.86% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $262,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Mckinney Blvd	0.43mi	3/1.5 (-1)	1,640 (-3%)	4mo	$239,900	$146	66
551 Rockwell St	0.24mi	4/2.0	1,849 (+10%)	11mo	$275,000	$149	63
329 N Willow St	0.67mi	4/2.0	1,752 (+4%)	8mo	$259,900	$148	56
614 Pioneer St	0.49mi	4/1.0	1,509 (-10%)	2mo	$305,000	$202	54
486 Needham Ave	0.34mi	3/1.0 (-1)	1,512 (-10%)	10mo	$202,000	$134	50
1067 Erin Dr	0.51mi	3/2.0 (-1)	1,478 (-12%)	2mo	$252,000	$171	49
510 Earl Ave	0.36mi	3/1.0 (-1)	1,916 (+14%)	8mo	$355,000	$185	44
605 Edgewood Dr	0.65mi	4/1.0	1,536 (-9%)	10mo	$187,500	$122	42
1050 Verona Dr	0.34mi	3/1.5 (-1)	1,478 (-12%)	20mo	$240,000	$162	40
1013 Erin Dr	0.44mi	3/1.5 (-1)	1,478 (-12%)	15mo	$165,000	$112	40
258 Columbus St	0.68mi	3/1.5 (-1)	1,430 (-15%)	1mo	$249,900	$175	35
115 S Mantua St	0.61mi	3/1.0 (-1)	1,438 (-15%)	7mo	$225,000	$156	33

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: -12.3%
• Equity multiple: 0.54×
• Total profit: $-31,537
• Equity at exit: $36,530

10-year hold

• IRR: 1.7%
• Equity multiple: 1.14×
• Total profit: $9,464
• Equity at exit: $21,183

Cash invested: $68,600 (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: 143
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,109 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$282 /mo · $3,390/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-4

Break-even live

Break-even rent $2,113

Max offer price $244,377

Occupancy floor 95%

Sensitivity live

Price	-10% $135	-5% $66	+0% $-4	+5% $-73	+10% $-142
Rent	-10% $-170	-5% $-87	+0% $-4	+5% $80	+10% $163
Rate	-1.0pp $120	-0.5pp $59	base $-4	+0.5pp $-67	+1.0pp $-132

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
486 Needham Ave Kent, OH	3.0	1.0	1512	$1,950	$1.29	45d	1	0.33mi
129 Sherman St Kent, OH	4.0	2.0	1246	$2,500	$2.01	45d	1	0.93mi
213 Dodge St Unit 1 Kent, OH	3.0	1.0	1100	$1,400	$1.27	45d	1	1.26mi
6253 3rd Ave Kent, OH	3.0	1.0	1071	$1,450	$1.35	25d	1	1.39mi
356 Cherry St Unit NA Kent, OH	3.0	1.5	1175	$1,900	$1.62	45d	1	1.45mi

Listing history 9 events

1. 2026-04-29
   soldstatus $253,000
2. 2026-03-27
   status Pending
3. 2026-03-20
   listed $244,999 Active
4. 2020-10-02
   soldstatus $172,500 Closed 650-char remark

   Show marketing remark (650 chars)

   Spacious Cape with four over sized bedrooms and two full baths, rare find in city of Kent! Most rooms in this home have been newly painted. Features include: White kitchen cabinets and new counter tops, new carpet in the 2 first floor bedrooms and dining area, First floor full bathroom, hardwood flooring under carpeting, Pergo flooring in the living room. The second floor bedrooms have hardwood flooring and a full bath between them. The basement has new glass block windows, a recreation room, a huge workshop and separate laundry area. Between the house and the two car garage is a covered deck opening to the Fenced yard. Storage shed stays.

5. 2020-10-02
   soldstatus $172,500

   Show marketing remark (650 chars)

   Spacious Cape with four over sized bedrooms and two full baths, rare find in city of Kent! Most rooms in this home have been newly painted. Features include: White kitchen cabinets and new counter tops, new carpet in the 2 first floor bedrooms and dining area, First floor full bathroom, hardwood flooring under carpeting, Pergo flooring in the living room. The second floor bedrooms have hardwood flooring and a full bath between them. The basement has new glass block windows, a recreation room, a huge workshop and separate laundry area. Between the house and the two car garage is a covered deck opening to the Fenced yard. Storage shed stays.

6. 2020-09-01
   status Pending 650-char remark

   Show marketing remark (650 chars)

   Spacious Cape with four over sized bedrooms and two full baths, rare find in city of Kent! Most rooms in this home have been newly painted. Features include: White kitchen cabinets and new counter tops, new carpet in the 2 first floor bedrooms and dining area, First floor full bathroom, hardwood flooring under carpeting, Pergo flooring in the living room. The second floor bedrooms have hardwood flooring and a full bath between them. The basement has new glass block windows, a recreation room, a huge workshop and separate laundry area. Between the house and the two car garage is a covered deck opening to the Fenced yard. Storage shed stays.

7. 2020-08-30
   historical Contingent 650-char remark

   Show marketing remark (650 chars)

   Spacious Cape with four over sized bedrooms and two full baths, rare find in city of Kent! Most rooms in this home have been newly painted. Features include: White kitchen cabinets and new counter tops, new carpet in the 2 first floor bedrooms and dining area, First floor full bathroom, hardwood flooring under carpeting, Pergo flooring in the living room. The second floor bedrooms have hardwood flooring and a full bath between them. The basement has new glass block windows, a recreation room, a huge workshop and separate laundry area. Between the house and the two car garage is a covered deck opening to the Fenced yard. Storage shed stays.

8. 2020-08-22
   listed $160,000 Active 650-char remark

   Show marketing remark (650 chars)

   Spacious Cape with four over sized bedrooms and two full baths, rare find in city of Kent! Most rooms in this home have been newly painted. Features include: White kitchen cabinets and new counter tops, new carpet in the 2 first floor bedrooms and dining area, First floor full bathroom, hardwood flooring under carpeting, Pergo flooring in the living room. The second floor bedrooms have hardwood flooring and a full bath between them. The basement has new glass block windows, a recreation room, a huge workshop and separate laundry area. Between the house and the two car garage is a covered deck opening to the Fenced yard. Storage shed stays.

9. 1989-06-22
   soldstatus $74,500

ⓘ 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: $3,390 · $282/mo
• Projected year-2 tax: $3,606 · $300/mo
• Expected delta: +$216/yr (+$18/mo · 6.4%)

ⓘ 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 · 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: $25,304
• − Mortgage interest: −$13,724
• − Property taxes: −$3,390
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − Depreciation: −$7,127
• Taxable loss: −$4,210
• Est. tax savings @ 24.0%: +$1,010
• After-tax cash flow: $968/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

+239.6% since first listed

9 events — show timeline

• 2026-04-29 Sold (Public Records) $253,000 Public Records
• 2026-03-27 Pending — MLSNOW
• 2026-03-20 Listed $244,999 MLSNOW
• 2020-10-02 Sold (Public Records) $172,500 Public Records
• 2020-10-02 Sold (MLS) $172,500 MLSNOW
• 2020-09-01 Pending — MLSNOW
• 2020-08-30 Contingent — MLSNOW
• 2020-08-22 Listed $160,000 MLSNOW
• 1989-06-22 Sold (Public Records) $74,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $3,390 · +1.6% YoY. Source: county tax records.